RIDLEYRIDLEY PARKPARK comprehensivecomprehensive planplan
2014
DELAWARE COUNTY PLANNING DEPARTMENT COMPREHENSIVE PLAN FOR THE BOROUGH OF RIDLEY PARK
2014
Prepared for the Citizens of the Borough of Ridley Park
By the
Delaware County Planning Department
This Comprehensive Plan was funded by the Ridley Park Borough General Fund.
Printed on Recycled Paper ACKNOWLEDGEMENTS
COMPREHENSIVE PLAN TASK FORCE
Bob Berger Borough Council Bob Boland Resident Hank Eberle Mayor Dan Knowles Planning Commission Dimitri Gianneas Resident / Business Owner Dave Kapanjie HARB / Planning Commission Susan McAtee Planning Commission Len Pinto Planning Commission Bill Rouse Ridley Park Athletic Club
DELAWARE COUNTY PLANNING DEPARTMENT
John E. Pickett, AICP, Director* Linda F. Hill, Director Sam Haber, Principal Planner / Project Manager Michael Swidrak, Planner / Project Planner
Ron Aquilino, Data & Systems Coordinator Zachary Barner, Planner* Beverlee Barnes, Manager Steven Beckley, AICP, Senior Planner Doris Cusano, Manager* Steven Hackett, Intern* Jill N. Hall, AICP, Senior Planner Karen Holm, Manager Lou Hufnagle, Senior Planner Alex John, Planner Thomas Shaffer, Manager Anne Stauffer, GIS Coordinator
DELAWARE COUNTY OFFICE OF HOUSING & COMMUNITY DEVELOPMENT
Shaun Bollig, Housing Specialist
* Former staff member, municipal official, or task force member
v RIDLEY PARK BOROUGH
COUNCIL & MAYOR
Hank Eberle, Mayor Bob Berger, President Jim Glenn, Vice President Paul Mattus, President Pro Tempore Samantha Snow Daniel Broadhurst Michele Endriss Dalessio Holly O’ Mahoney
BOROUGH OFFICIALS
Dawn Marie Human Borough Manager Charles J. Catania, Jr. Engineer Raffaele & Puppio Solicitor Anthony Tartaglia, Commonwealth Code Enforcement Building Code Official
PLANNING COMMISSION
Len Pinto (Chair) Dave Kapanjie Dan Knowles Susan McAtee Frank Rosati Chris Valerio George Wolhofe Bob Berger (Council Representative)
vi RIDLEY PARK comprehensive plan TABLE OF CONTENTS PART A: BACKGROUND
Introduction ...... 1 1.1 The Comprehensive Plan ...... 2 1.2 Comprehensive Planning ...... 2 1.3 The Planning Process ...... 3 1 1.4 Vision Statement ...... 3 1.5 How to Use this Comprehensive Plan ...... 4
Community Profile ...... 5 2.1 Local & Regional Setting ...... 6 2.2 A Brief History of Ridley Park ...... 7 2.3 Ridley Park Planning History ...... 10 2 2.4 Demographic Analysis ...... 10
Existing Conditions ...... 17 3.1 Introduction ...... 18 3.2 Community Facilities ...... 18 3.3 Housing ...... 23 3 3.4 Historic Resources ...... 25 3.5 Land Use ...... 28 3.6 Transportation...... 32 3.7 Environmental & Natural Resources ...... 40 3.8 Parks, Recreation & Open Space ...... 51
PART B: ISSUES & PRIORITIES
Enhance Eastlake Park & Ridley Park Lake ...... 59 4.1 Introduction ...... 60 4.2 Issues & Conditions ...... 61 4 4.3 Objectives ...... 70 4.4 Recommendations ...... 71 4.5 Implementation Steps ...... 74
vii Table of Contents
Revitalize the Ridley Park Business District ...... 77 5.1 Introduction ...... 78 5.2 Issues & Conditions ...... 79 5.3 Objectives ...... 88 5 5.4 Recommendations ...... 88 5.5 Implementation Steps ...... 97
Maintain & Beautify Residential Neighborhoods .... 99 6.1 Introduction ...... 100 6.2 Issues & Conditions ...... 100 6 6.3 Objectives ...... 106 6.4 Recommendations ...... 107 6.5 Implementation Steps ...... 113
Expand Community Connectivity ...... 115 7.1 Introduction ...... 116 7.2 Issues & Conditions ...... 116 7 7.3 Objectives ...... 120 7.4 Recommendations ...... 121 7.5 Implementation Steps ...... 128
Improve Chester Pike & Swarthmore Avenue ...... 131 8.1 Introduction ...... 132 8.2 Issues & Conditions ...... 133 8.3 Objectives ...... 139 8 8.4 Recommendations ...... 140 8.5 Implementation Steps ...... 142
Future Land Use & Other Issues ...... 145 9.1 Future Land Use ...... 146 9.2 Community Facilities & Public Safety ...... 149 9.3 Utilities & Recycling ...... 151 9 9.4 Flooding & Stormwater Management ...... 152 9.5 Promoting Energy Efficiency & Renewable Energy ...... 152
viii RIDLEY PARK comprehensive plan APPENDICES
Appendix A: Regional Relationships ...... A-1 Appendix B: Implementation Matrix ...... B-1 Appendix C: Community Questionnaire ...... C-1
FIGURES 1-1 Ridley Park’s Vision for the Future ...... 3 2-1 Population Trends and Forecasts ...... 11 2-2 Age Distribution ...... 12 2-3 Employment by Industry ...... 15 3-1 Housing Structures ...... 24 3-2 Land Use ...... 30 5-1 2005 Downtown Revitalization Strategy ...... 85 6-1 Current HARB District ...... 104 6-2 Code Enforcement Protocol ...... 105 6-3 Conservatorship ...... 109 A-1 Regional Setting ...... A-2 C-1 “Significant Features” According to Residents ...... C-2 C-2 “Improvement Needs” According to Residents ...... C-3
MAPS 3-1 Existing Land Use ...... 31 3-2 Functional Road Classification ...... 33 3-3 Natural Features ...... 44 3-4 Water Resources...... 45 3-5 Parks and Open Space ...... 56 6-1 Target Areas for Housing Improvements ...... 102 7-1 Ridley Park Borough-Wide Greenway Network ...... 122 7-2 Potential Pathway Improvements — Recreation Park ...... 123 9-1 Future Land Use Map ...... 147
TABLES 2-1 Population Trends Comparison ...... 10 2-2 Ridley Park Population by Age ...... 11 2-3 Racial and Ethnic Comparison ...... 12
ix Table of Contents 2-4 Median Household Income Comparison ...... 13 2-5 Education Levels of Population ...... 14 3-1 Ridley School District Enrollment ...... 19 3-2 Fire Hydrant Associated Costs ...... 22 3-3 Solid Waste Statistics ...... 23 3-4 Housing Occupancy ...... 24 3-5 Age of Housing Stock ...... 25 3-6 Median Housing Price ...... 25 3-7 Historic Resources ...... 27 3-8 Land Use in Ridley Park ...... 29 3-9 Bridges in Ridley Park ...... 34 3-10 Water Quality in Ridley Park Creeks ...... 48 3-11 Open Space and Outdoor Recreation Facilities ...... 52 4-1 Eastlake Park and Ridley Park Lake Historic Resources ...... 70 5-1 Business District Historic Resources ...... 79 5-2 Downtown Business Survey...... 81 6-1 Residential Improvement Areas ...... 103 8-1 Corridors Historic Resources ...... 133 8-2 Corridors Business Survey ...... 136 9-1 Municipal Recycling Rates ...... 151
x RIDLEY PARK comprehensive plan
RIDLEY PARK comprehensive plan
1 INTRODUCTION CHAPTER 1
Introduction
1.1 THE COMPREHENSIVE PLAN
A comprehensive plan is a long-range planning tool used to guide the future growth and development of a community. It expresses a community’s vision and goals for the future, sets forth a plan to achieve them and a strategies and recommendations for implementing them. Comprehensive plans address the uses to which land in a community should be put, how the movement of people and goods should take place, how housing should be provided and maintained, how the community should provide services to its citizens, and how the community should interact with neighboring communities. This plan, once adopted by the Borough, should serve as a guide for future Council decisions as well as for implementing municipal programs and ordinances.
1.2 COMPREHENSIVE PLANNING IN PENNSYLVANIA
The Pennsylvania Municipalities Code (MPC) requires comprehensive plans to include a statement of the community’s future development goals and objectives, as well as plans for land use, transportation, community facilities, housing, the environment, and historic preservation. This plan arranges these “elements” into “actionable” chapters that identify and address major issues and priorities facing the Borough, such as the rehabilitation of Ridley Park Lake. In addition, this plan contains sections about the Borough’s history, demographic characteristics, and general funding and technical assistance sources to accomplish the plan’s goals and objectives. The goals, objectives, and recommendations outlined in the plan are based on the combined input from elected and appointed officials of the Borough, Borough staff, members of local boards and community organizations, local residents, representatives of the Borough business community, and the Delaware County Planning Department (DCPD) Community Assistance staff.
Comprehensive plans in Pennsylvania are advisory, and as noted above, are designed to act as guides for future policies, decisions, and implementing actions. The adoption of this plan will require the Borough Planning Commission to review certain proposed actions related to planning and development in Ridley Park for consistency with plan goals and priorities. These proposed actions are discussed later in the plan in the chapter on implementation. However, as an advisory document, no action or proposed action of the Borough Council may be declared invalid or challenged or appealed on the grounds that it is inconsistent with any provisions of this plan.
2 RIDLEY PARK comprehensive plan INTRODUCTION
1.3 PLANNING PROCESS
This plan is the result of an extensive effort and input from many persons, including residents, Borough officials and staff, members of Borough committees and local organizations, businesses persons, and engineers and professional planners. County staff performed much of the research and drafted the text of this plan in coordination with a Task Force appointed by Borough Council. This Task Force and County staff met regularly to exchange information and to review the work performed by the County. In addition, public input was solicited from Borough residents through a public questionnaire sent to residents via mail and posted on the Borough website in winter 2013, and a follow-up town -hall style meeting in spring 2013.
This document contains significant data describing conditions in the Borough, representing “snapshots” as it was in 2010 and in previous decades. Much of the information was obtained from an analysis of U.S. Census documents, regional, County, and Borough Planning Commission and Zoning Hearing Board records, and County subdivision reviews, parcel records, and maps.
1.4 VISION STATEMENT
Ridley Park is a highly developed community with stable residential neighborhoods, mature housing and historic business and park districts. The Borough’s built environment is complemented by its natural resources and amenities, and its quality of life is shaped by the interaction between tree-lined streets and a walkable commercial business district interspersed with recreational parkland and open space. Residents will benefit from the strengthening of the ties between these three intertwined elements of the Borough.
The Comprehensive Plan Task Force (CPTF) identified the residential, small-town character and recreational amenities as critical aspects of the Borough and essential components of the community’s vision for the future. A vision statement describes in general terms a community’s overall opinion of and commitment to its ideal community. It in turn helps to establish and influence the community’s goals and objectives and the plan recommendations found in each chapter.
FIGURE 1-1
— Ridley Park’s Vision for the Future —
A diverse and civically engaged community defined by its unique, inviting residential neighborhoods and walkable, vibrant downtown linked by a network of parks, greenspace and lake.
3 Part A — Background CHAPTER 1
1.5 HOW TO USE THIS COMPREHENSIVE PLAN
This plan is intended to be read both from cover to cover and used as a reference guide. The reader can flip to any chapter, read the existing conditions for the topic discussed, and continue to the recommendations designed to improve the situation. Funding programs and/or technical assistance resources follow each issue section (Chapters 4 - 9). Municipalities can and should also fund certain projects and services with local tax and other revenues. These municipal funds may then be used as the “local match” required to secure additional federal, state, and private funding.
In many cases, municipalities ignore their own comprehensive plan that contains valuable information on how to approach, address, and make decisions on important issues that they face. Therefore, the plan should be used as a reference tool in providing guidance on a wide variety of issues, problems, and challenges facing the community. Ridley Park Borough Council should therefore consult this plan when considering policy matters.
4 RIDLEY PARK comprehensive plan RIDLEY PARK comprehensive plan
2 COMMUNITY PROFILE CHAPTER 2
Community Profile
2.1 LOCAL & REGIONAL SETTING
The Borough of Ridley Park, located in the southeastern portion of Delaware County, covers an area of nearly 1.1 square miles and houses a population of slightly more than 7,000 residents. Incorporated in 1887 from parts of Ridley Township, the Borough is bordered by Ridley Township on its north, west, and south sides, and borders the Borough of Prospect Park to the east (See Appendix A, Figure A-1). Ridley Park grew during the late 19th and 20th centuries as it benefitted from its proximity to Philadelphia: the Borough is located less than 15 miles to Center City Philadelphia, about 17 miles from Wilmington, Delaware, and less than six miles to Philadelphia International Airport.
Ridley Park has benefited from its access to transportation since its inception. Originally conceived as a resort town built around a stop of the Philadelphia, Wilmington and Baltimore Railroad, the Borough is bisected by the SEPTA Regional Rail Wilmington/Newark Line and is served by two stations. Ridley Park’s connectivity to Philadelphia, its region and the Northeastern U.S. is enhanced by the Borough’s location along the Northeast Corridor and major highways. The junction of Interstates 95 and 476 occurs a short distance to the west of the Borough, and the southern portion of the Borough is served by Chester Pike (U.S. Route 13). Interstate 95 directly serves Ridley Park via exit 8 (Stewart Avenue). The residential and commercial streets that cross through the Borough are well-integrated into the street network of Delaware County. Ridley, Sellers and Swarthmore Avenues, the streets that run through the central business district, also connect the Borough to adjacent communities.
Concerning land development, Ridley Park is mostly “built out” in the form of mature residential neighborhoods and commercial corridors, yet natural amenities are available to Borough residents inside and within close proximity to its borders. Stony and Little Crum creeks run north-south through the eastern and western portions of the Borough, respectively. Little Crum Creek is the source of Eastlake Park and Ridley Park Lake, which are important Borough recreational centers. Residents also have quick access to greenways in Delaware County, including the John Heinz National Wildlife Refuge.
Ridley Park is distinguished from many surrounding municipalities by its historic commercial district. Constructed near the Ridley Park Train Station, the business district features banks, shops and restaurants, and contributes to the local economy as well as community character. The business is also a great means of attracting area residents to Ridley Park.
6 RIDLEY PARK comprehensive plan COMMUNITY PROFILE
2.2 A BRIEF HISTORY OF RIDLEY PARK
Ridley Park was originally part of Ridley Township, which was settled in 1644. It was incorporated as a Borough in 1887, built as a planned community around the expansion of a regional rail network. The community was designed to attract railroad middle-management personnel who could commute to jobs in Philadelphia but experience country living. This would also attract summer resort visitors.
More than 125 years has passed since the incorporation of Ridley Park, though land development in the Borough dates back several centuries, with Native American and European settlement.
NATIVE AMERICAN HABITATION
Lenni Lenape, or “Delaware Indians,” inhabited the Delaware River region several centuries before the arrival of European explorers and traders. The Okehocking Tribe of the Lenni Lenape Nation established small permanent villages along the river and its main tributaries. An Okehocking site in nearby Tinicum Township dates to approximately the year 1200. Additional villages in Ridley Park may have existed at other locations along Stony Creek and possibly Little Crum Creek.
Native Americans significantly influenced the built environment through their network of paths laid out for travel and communication purposes. Begun as simple footpaths through densely forested countryside, the paths grew into the first roads of the area for wagons, horse and buggies, and later automobiles. Ridley Township and John Simcock’s property in 1687— Chester Pike is an example of the the location of modern-day Ridley Park transformation of a Native American footpath [Source: Wikimedia Commons] into a Colonial European roadway.
EARLY EUROPEAN EXPLORATION & SETTLEMENT
In 1609, Henry Hudson, exploring for the Dutch, became the first European to visit the Delaware Valley. His efforts helped to establish the colony of “New Netherland,” headquartered in current-day New York City. During this time the Dutch set up small trading posts for fur trade throughout the Delaware Valley from 1620 to 1624. These posts are considered to be the first European colonies of the area. Friendly relations between the Dutch and Okehocking Tribe steadily deteriorated over the next several years, forcing the Dutch to abandon their permanent trading posts by 1638.
In May of 1638, Swedish merchants officially claimed the Delaware River for the Swedish Crown and established its first settlement of “New Sweden,” which extended to both sides
7 Part A — Background CHAPTER 2
of the Delaware River between Wilmington and Trenton. New Sweden was the site of the first permanent European settlements in Pennsylvania, including log cabins around the vicinity of current-day Ridley Township and Ridley Park. The Dutch reestablished their claim to the area by conquering “New Sweden” in 1655 and held the region until defeat at the hands of the British in the early 1670s.
ENGLISH SETTLEMENT
By the 1670s, smallpox, other European diseases, and alcoholism nearly wiped out the Lenni Lenape. The reduced presence of the Okehocking tribe encouraged more Europeans to settle in the area. By 1679, a small community of English Quakers intermingled with Swedes settled along the west bank (Pennsylvania side) of the Delaware River. Mimicking the Okehocking Tribe, they continued to hunt, fish, and farm in clearings along the creeks of the region.
In 1681, William Penn was granted the Province of Pennsylvania by King Charles II of England. By 1687, the Borough was included as part of the original Township of Ridley, named after the home village of John Simcock, William Penn’s commissioner. Ridley Township and what would become Delaware County were located in Chester County until the County was chartered in 1789.
Chester Pike, originally a Lenape footpath, was realigned and widened by William Penn. By 1687, the road then known as “Queens Highway” was a main thoroughfare in the County, and was one of the region’s first roads stretching from Chester to Darby, reaching Philadelphia by 1715. General Ridley Park Lake in the late 19th Century Washington led his troops down this earthen [Source: delawarecountyhistory.com] road to Wilmington and eventually to the Brandywine Creek to confront the British in 1777. In 1799, the “Queens Highway” was improved as a plank road, and tolls were levied. Like most toll roads, Chester Pike attracted tavern life for the travelers, and the Wheat Sheaf Tavern, later called the Salutation, existed on the corner of Chester Pike and Swarthmore Avenue from 1739-1832.
Ridley Park, like the rest of Delaware County, was primarily agricultural throughout the 18th and early 19th centuries and consisted of several large-acre parcels owned by farming families. The population of the Ridley Park area continued to increase in this period. Consequently, a private elementary “subscription” school was founded in 1800 on a site at Chester Pike and Myrtle Avenue. This was one of the first schools in Delaware County.
8 RIDLEY PARK comprehensive plan COMMUNITY PROFILE
SUBURBAN PARK COMMUNITY DEVELOPMENT
In 1872, a new rail line was completed by the Philadelphia, Wilmington, and Baltimore Railroad from Philadelphia to Chester. The route, known as the “Darby Improvement,” led to a change in the rural character of the Ridley Park area. Isaac Hinckley, president of the Ridley Park is mostly “built out” railroad, had a vision to create a second “Main in the form of mature residential Line” similar to the one started by the neighborhoods and commercial Pennsylvania Railroad in the 1860s. Hinckley formed the Ridley Park Association with friends corridors, yet natural amenities and business associates from the Philadelphia are available to Borough area. Plans to develop Ridley Park began in residents inside and within close 1870, and construction began in 1873. proximity to its borders.
Chartered on May 26, 1871, the Association began to acquire lands along the new rail line. Robert Morris Copeland, a noted Boston landscape architect, developed a master plan for a suburban park community within Ridley Township. A protégé, Theophilus P. Chandler, was the architect of this large development project. Some of his homes still exist in Ridley Park. Chandler became well-known for his work in the Philadelphia, Pittsburgh, Washington D.C. and Delaware regions, designing large estate homes for powerful families like the DuPonts and the Wanamakers, churches, as well as residences in other Delaware County communities. He is probably best known for starting the architecture program at University of Pennsylvania. The original community featured several blocks of homes, parks, and a lake. Although the initial plan was slightly modified because of the inability of Hinckley and his associates to acquire the desired acreage, the Copeland Plan is the basis for the present-day layout of the Borough. The lake area and the center of town best represent Copeland’s original street layout, though many of the other street configurations have changed.
Mid-management railroad personnel relocated to Ridley Park because of its recreational amenities and accessibility to Philadelphia. Visitors and summer residents were attracted to Ridley Park by its train station built on a bridge over the tracks (which had burned down by 1880) and the Ridley Park Hotel, as well as the lake (c. 1872), which was man-made. Several streets were named after the development’s original investors – Sellers, Felton, Nevin, Kenney, and Tome. Farm owners who sold their properties for this new venture were also the namesake of streets – Burk, Dutton, Free, Henderson, Trainor and Ward. By 1880, approximately 450 people resided in the suburban park community. Many of the homes built at this time still exist, serving commuting workers and their families as they did in the late 19th century.
BOROUGH INCORPORATION
The Borough was incorporated in 1887 and boasted a population of approximately 1,000. Its population continued to increase during the 1900s as the remaining land was subdivided and developed. Approximately 4,000 individuals resided in the Borough in 1940, and it rapidly grew to over 9,000 by 1970. The Borough population declined in subsequent decades and has recently stabilized with approximately 7,000 residents in 2010.
9 Part A — Background CHAPTER 2
2.3 RIDLEY PARK PLANNING HISTORY
Before the adoption of this plan, the Borough has used a comprehensive plan created in 1998, which replaced a plan adopted by the Borough in 1980. Both of these previous plans were constructed with the partnership of the Borough and DCPD. Many of the stated goals and objectives in the 1980 and 1998 plans have been addressed periodically and continually arise as priorities for the Borough (rehabilitate housing, strengthen central business district) through the adoption of this plan. Several initiatives since 1980 have been addressed and prioritized, if not fulfilled. Many of the recommendations in the 1998 plan were the basis of a rewritten Borough zoning ordinance in 2009.
Ridley Park is mostly “built out” and has seen few changes to its constructed form since the 1970s, yet it exists in a changing environment for first-ring suburbs, which must find ways to maintain stable residential and commercial neighborhoods and enhance their overall quality of life. The context behind this plan presents a Ridley Park and region that is at once familiar and changing.
2.4 DEMOGRAPHIC ANALYSIS
The needs, direction and future development of Ridley Park can be in great part illustrated through the understanding of demographics and trends. An examination of the Borough’s people, housing and commerce provides insight into the types of services and amenities that might be required or desired by Borough residents as well as helping to provide a context for the community’s future position within the County.
All demographic data are TABLE 2-1 produced by the U.S. POPULATION TRENDS COMPARISON Department of Commerce, Ridley Prospect Ridley Delaware Year Eddystone Bureau of the Census, Park Park Township County including the 2000 and 2010 1980 7,889 2,555 6,593 33,771 555,007 Census, and five-year estimates (2006-2010 or 2007 1990 7,592 2,446 6,764 31,169 547,651 -2011) from the American 2000 7,196 2,442 6,595 30,791 550,864 Community Survey. Forecasts 2010 7,002 2,410 6,494 30,768 558,979 for the years 2020-2040 were 2020 7,008 2,407 6,461 30,716 560,990 provided by the Delaware Valley Regional Planning 2030 7,031 2,396 6,484 30,534 567,980 Commission (DVRPC). 2040 7,037 2,392 6,490 30,482 569,980 Population POPULATION TRENDS Change -11.2% -5.7% -1.5% -8.9% 0.7% AND FORECASTS 1980-2010 Source: Delaware Valley Regional Planning Commission (2020-2040 are projections) Table 2-1 and Figure 2-1 highlight the changes in population that have occurred over the past century and are predicted in the next 30 years. Ridley Park, like many “first-ring” suburbs of Philadelphia, peaked in population
10 RIDLEY PARK comprehensive plan COMMUNITY PROFILE
FIGURE 2-1 POPULATION TRENDS AND FORECASTS (1900-2040) 10,000
9,000
8,000
7,000
6,000
POPULATION 5,000
4,000
3,000
2,000
1,000
0
YEAR Source: DVRPC around 1970, with over 9,000 residents – an increase of over 4,000 residents from TABLE 2-2 1950. The 2010 Census figures and RIDLEY PARK POPULATION BY AGE population forecasts for Ridley Park Age Group 2000 Percent 2010 Percent indicate that the population of the 0 to 4 351 4.9% 335 4.8% Borough will remain around 7,000 5 to 14 902 12.5% 738 10.5% residents for the first half of the 21st 15 to 24 795 11.0% 857 12.2% Century. 25 to 34 934 13.0% 863 12.3%
35 to 44 1215 16.9% 841 12.0% Ridley Park’s population trends and 45 to 54 996 13.8% 1258 18.0% projections are comparable to those of 55 to 64 606 8.4% 961 13.7% neighboring municipalities. Ridley Park, 65 to 74 716 9.9% 488 7.0% Eddystone, Prospect Park and Ridley 75+ 681 9.5% 661 9.4% Township have all endured population Total 7196 7002 loss over the last 30 years, though only Ridley Park and Ridley Township have Median Age 40.4 43.4 lost at least eight percent of their population since 1980. Source: U.S. Department of Commerce, Bureau of the Census, 2000 - 2010
AGE DISTRIBUTION
Between 2000 and 2010, Ridley Park witnessed an aging of its population, as the median age of residents rose from 40.4 to 43.4 years old. The age distribution for 2000 and 2010 (Figure 2-2 and Table 2-2) demonstrates that much of the aging of Ridley Park residents has taken place among middle-aged and “baby boom” groups (see Table 2-2).
11 Part A — Background CHAPTER 2
The 45-54 and 55-64 age cohorts have seen an increase in residents percentagewise between 2000 and 2010.
The past ten years have also shown a decrease in the Borough’s youngest residents (under age 14) as well as residents aged 65 to 74, though the young adult population (15-24) has increased.
RACIAL AND ETHNIC COMPOSITION
Ridley Park, like its surrounding municipalities, has remained relatively unchanged in its racial and ethnic composition compared to the County population. The Borough has the
FIGURE 2-2 AGE DISTRIBUTION (2000 & 2010) 20% 2000 18% 2010 16%
14%
12%
10%
8% PERCENT OF POPULATION 6%
4%
2%
0% 0 to 4 5 to 14 15 to 24 25 to 34 35 to 44 45 to 54 55 to 64 65 to 74 75+ AGE GROUP Source: U.S. Department of Commerce, Bureau of the Census, 2000-2010
TABLE 2-3 RACIAL AND ETHNIC COMPARISON - 2010 Ridley Park Eddystone Ridley Twp. Prospect Park Delaware County Race/Ethnicity Pop. Percent Pop. Percent Pop. Percent Pop. Percent Pop. Percent White 6,674 95.3% 1,992 82.7% 27,705 90.0% 5,977 92.6% 405,233 72.5% Black 142 2.0% 282 11.7% 1767 5.7% 192 3.0% 110,260 19.7% American Indian, 4 0.1% 3 0.1% 30 0.1% 12 0.2% 874 0.2% Eskimo & Aleut Asian and Pacific 82 1.2% 32 1.3% 680 2.2% 119 1.8% 26,422 4.7% Islander Other 23 0.3% 25 1.0% 158 0.5% 36 0.6% 5,211 0.9%
Two or More Races 77 1.1% 76 3.2% 428 1.4% 117 1.8% 10,979 2.0%
Hispanic (of any 96 1.4% 106 4.4% 583 1.9% 124 1.9% 16,537 3.0% Race) Total 7,002 - 2,410 30,768 - 6,454 - 558,979 -
Source: U.S. Department of Commerce, Bureau of the Census, 2010
12 RIDLEY PARK comprehensive plan COMMUNITY PROFILE lowest percentage of Black, Asian and TABLE 2-4 Hispanic residents when compared to MEDIAN HOUSEHOLD INCOME COMPARISON nearby municipalities, which have seen their Percentage of populations diversify to a greater extent Income Income Population Below 2000 2010 (est.) (see Table 2-3). Poverty Line (2010) Ridley Park $50,065 $60,561 6.4% INCOME Eddystone $37,543 $40,365 11.6% Income is frequently used as an indicator Prospect $45,244 $70,090 5.2% of the vitality of a community. Income is Park directly related to job availability and Ridley $45,918 $57,558 7.3% translates into purchasing power. Therefore, Township one can estimate the demand for goods Delaware $50,092 $61,876 9.4% and services by analyzing the income of County the population. According to the U.S. Source: U.S. Department of Commerce, Bureau of the Census, Census Bureau, household income is the 2000; American Community Survey, 2006-2010 income of the householder and all other individuals 15 years old and over in the household, whether they are related or not. Household incomes consist of single-member and joint-member households, including families. The median income for Ridley Park households has remained consistent with the County median, and remains higher than households of nearby municipalities, with the exception of Prospect Park Additionally, the percentage of Borough residents living below the poverty line is below the County average However, Ridley Park’s median household income has grown slower than two of its three nearby municipalities and Delaware County Between 2000 and 2010, the Borough’s non-adjusted income increased 21%, compared with Ridley Township (25.3%), Prospect Park (54.9%) and Delaware County (23.5%) When adjusted for inflation, Ridley Park’s median household income decreased by 7.6% from 2000 ($65,528) to 2010 (by adjusting the 2000 Census income to 2010 dollars)
EDUCATION
Ridley Park residents over 25 years of age have attained a high school diploma or GED at rates higher than residents in nearby municipalities and Delaware County, with 92 percent of residents achieving this level of education. While the Borough boasts a higher percentage of residents with advanced degrees than Ridley Township, Prospect Park or Eddystone, it lags behind the County in the percentage of residents with post-secondary degrees.
13 Part A — Background CHAPTER 2
TABLE 2-5 EDUCATION LEVELS OF POPULATION (2010) Education Level Ridley Park Eddystone Prospect Park Ridley Twp. Delaware County High School Graduate or Higher 92.0% 85.9% 86.9% 88.6% 90.5% Bachelor's Degree or Higher 25.6% 8.3% 16.9% 21.5% 34.7% Graduate or Professional Degree 7.4% 1.7% 5.2% 7.6% 14.5% Median Household Income $60,561 $40,365 $70,090 $57,558 $61,876 Source: U.S. Department of Commerce, Bureau of the Census, American Community Survey, 2006-2010 * Education percentages refer to the portion of each population over 25 years of age that has attained the specified level of education.
EMPLOYMENT
A survey of the diversity of employment in Ridley Park is one indicator of the community’s economic vitality. A strong economy can generally be characterized as having a diverse labor force, with a significant supply of jobs that require semi-skilled and skilled employees. These types of jobs are usually found in industries such as manufacturing, construction, professional services, finance, insurance, real estate, education, health, and public administration. Industries that require less skill and usually provide the lowest wages include retail trade, entertainment, and food services. Figure 2-3 demonstrates the breakdown of employment by industry among Ridley Park residents, as compared to the entirety of Delaware County. The highest percentage of the labor force in both the Borough and the County consists of employees in the educational, health, and social services, with 22.5 percent in Ridley Park and 28.5 percent in Delaware County. Due to its comparatively lower percentage of residents employed in the aforementioned sector, Ridley Park has proportionately more residents working in finance, insurance and real estate (12.8%) and the retail trade (14.7%) than the County. In most other sectors, Borough and County employment proportions are similar, though Ridley Park has a slightly higher proportion of residents employed in “blue collar” industries such as construction, manufacturing, transportation and warehousing.
When analyzing the distribution of employment, the labor force in the Borough can be considered diverse, with a significant number of workers in the higher skilled and higher wage industries.
14 RIDLEY PARK comprehensive plan COMMUNITY PROFILE
FIGURE 2-3 EMPLOYMENT BY INDUSTRY
30%
Delaware County
25% Ridley Park
20%
15%
10% INDUSTRY
5%
0% Information Retail Trade Construction Other services Other Manufacturing Wholesale Trade Public administrationPublic Ag., Forestry, Fishing, Mining Fishing, Forestry, Ag., Transp. + Warehousing, Utilities Warehousing, + Transp. Finance + Insurance, Real Estate
WORKFORCE AT Asst. Social + Care Health Education, LEAST 25 YEARS Professional, Scientific, Admin. + Waste Mgmt
OF AGE Arts,ent., rec., accommodation services + food
WORKFORCE AT LEAST 25 YEARS OF AGE
Source: U.S. Department of Commerce, Bureau of the Census, , Economic Census, 2007
15 Part A — Background RIDLEY PARK comprehensive plan
3 EXISTING CONDITIONS CHAPTER 23
Existing Conditions
3.1 INTRODUCTION
The purpose of this Comprehensive Plan is to “take stock” of the current physical, social, and natural conditions in Ridley Park, while highlighting proposed courses of action for Borough administration and stakeholders over the next several years. Identifying the most important opportunities for development and the enhancement of quality of life requires a thorough look at the state of the Borough: its land use; its provision of services; the state of roads and transportation; housing stock and preservation; as well as natural and recreational features. The following chapter contains an inventory of Borough resources which is the basis for analysis and recommendations located in the chapters of Part B — Issues & Priorities.
3.2 COMMUNITY FACILITIES
The quality of various services and facilities provided by or for a municipality can have a significant impact on the lives of its residents. These facilities and services can be either physical or programmatic and provided by public, private or quasi-public institutions. A critical decision in the provision of public services and construction of new facilities is the balance between need and cost. The cost of providing the quantity and quality of community facilities desired can often exceed local financial resources. However, with careful planning, inter-municipal cooperation and the potential securing of additional funding for projects through the state or outside sources, the gap between the levels of service desired and the amount which residents are willing to pay can be narrowed. Map 3-1 identifies the location of community facilities in Ridley Park Borough.
BOROUGH ADMINISTRATION
Ridley Park Borough is governed through a mayor-council form of government, where the mayor has limited powers. Administrative services are run day-to-day by a Borough Manager, while elected officials include a Mayor, who is responsible for signing resolutions and directing police operations, and a seven- member Council, which sets policy and makes official decisions for the Borough. Elected officials are elected to four-year terms. Ridley Park Borough Hall
18 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
Borough Hall, built in 1896 and renovated in 1954 and 1981, is located at 105 East Ward Street, at the intersection with Cresswell Street. The Borough Hall houses the Borough administration, Council chambers and community space for events. This block also houses the Ridley Park Public Library, Fire Department and Ridley Park Athletic Club. The Police Department has moved south to Chester Pike.
“In-house” municipal staff members include a Borough Manager, two finance office staff members, a part-time office staff member and the head of the highway department. Other positions, like solicitor, engineer, code official, and auditor, are contract positions undertaken by consultants or firms. According to the Borough, the administrative offices are understaffed, with the need of one or two workers for help with administrative tasks and internal financial reporting, billing and payroll.
In addition to elected officials and administration, Borough affairs are undertaken by boards and commissions, which meet monthly. These include the Planning Commission, Historic and Architectural Review Board (HARB), Library Board and Shade Tree Commission, among others.
EDUCATION
Ridley Park students attend schools in the Ridley School District, which also includes Ridley Middle School (background) and Lakeview Ridley Township and Eddystone Borough. The Elementary School playground Borough is the location of two schools in the School District – Ridley Middle School and Lakeview Elementary. Ridley Park also contains one Catholic school – St. James Regional Catholic School, which opened in September 2012 on Tome Street after the closing of two other Catholic grade schools. The combined enrollment for St. James Regional and the two other Catholic grade schools (K-8) in the Ridley School District is nearly 1,200 as of September 2012.
Enrollment projections by the PA Department of Education in 2011 estimated that student enrollment in the district would significantly TABLE 3-1 increase by 2015-16 to over 6,900 students RIDLEY SCHOOL DISTRICT ENROLLMENT (a nearly 20% increase), though the school district facilities would still not be filled to Percent Change from School Year Enrollment Previous Year capacity, which is nearly 7,400 students.
2007-08 5,823 - Perhaps more critical to the health of the 2008-09 5,758 -1.1% school district than a projected increase in 2009-10 5,704 -0.9% students is the steady increase in the 2010-11 5,760 1.0% property tax levy, which has increased to 39.125 mills for 2013-14. This is nearly a 2011-12 5,728 -0.6% doubling of the millage in the last 10 years, Percent Change 2007-12: -1.6% and is a concern to many Ridley Park Source: PA Department of Education homeowners.
19 Part A — Background CHAPTER 23
FIRE PROTECTION
The Ridley Park Fire Department (RPFD) is located at Ward and Cresswell streets, across from Borough Hall. In existence since 1890, the volunteer Fire Department provides fire and rescue services for Ridley Park Borough and surrounding neighborhoods outside of the Borough. In 2011, RPFD handled 474 incident calls. The department has approximately 30 volunteers with an average response of seven members per call. The Borough covers vehicle and facility costs while operating expenses are covered by donations.
HEALTH CARE
Ridley Park is served by Taylor Hospital, the 156-bed hospital that has been serving the area since 1910. The hospital is part of the Crozer-Keystone Health System, though is non- profit. Taylor admits approximately 7,000 patients a year and receives more than 28,000 emergency room visits.
LIBRARY SERVICES
The current Ridley Park library was constructed in 1912 as a Carnegie Library and is located at 107 East Ward Street, across from Borough Hall (the building is not handicap accessible). The public library in Ridley Park dates back to 1889 and resided in several buildings along the Hinckley Avenue business district before 1912.
The library serves limited functions for the community due to its small size (2,284 square feet). The number of catalogued items has been reduced to 18,335 in 2012 from 19,750 in 1996. The library is open 38 hours each week (increased from 35 in 1996) and is staffed by eight part-time employees. Programs run by the library include infant and preschool story time, after-school drawing class for young children, an adult book Ridley Park Public Library — built 1912 club and a walking history tour. The library is funded mainly through the Borough (80%), with contributions from the State (16%), Delaware County (1%) and library fines (about 2%) (all percentages are approximate). The small size of the library, combined with the small lot size, make it difficult for the Borough to find ways to expand the library on-site to fit resident needs. However, the Borough should look into possible future expansions of library space, perhaps as an adjacent or off-site annex that does not greatly alter the historic integrity of the current building.
20 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
POLICE PROTECTION
The Ridley Park Police Department (RPPD) is located at 230 W. Chester Pike. The department moved from Borough Hall in 2007 to a new 5,500 square-foot, handicap- accessible facility. As of 2012, RPPD has ten full-time and four part-time officers and staff and two parking enforcement officers with eight police vehicles in its fleet.
Due to the small size and population of Ridley Park Borough, sharing and/or consolidating services with neighboring departments may be considered a viable option. According to RPPD, the department has not specifically considered a regionalized or consolidated police department. The department currently works with neighboring police forces through voluntary mutual aid agreements.
EMERGENCY MEDICAL SERVICES
Advanced life support services are provided by Crozer-Keystone Health Systems, based at Crozer-Chester Medical Center in Upland. Basic life support services are provided by Tinicum and Norwood fire companies. All emergency services provided for the Borough meet or exceed National Response Time standards. Two technicians or paramedics staff basic and advanced life support services, respectively, 24 hours a day. Basic life support services are funded by local fire departments.
TRASH / RECYCLING / UTILITIES
Sanitary Sewers (Act 537 Planning) Ridley Park is served entirely by separate storm and sanitary sewers. There are no combined sewers, pump stations, force mains, and few, if any, on-lot systems within the Borough. The aging sanitary system is approximately 80-100 years old (in most places) and is comprised of approximately 99,000 linear feet of 8-10 inch (primarily terracotta) pipe. There are known inflow and infiltration (I&I) problems in the Borough and throughout the eastern portion of the County.
The Central Delaware County Authority (CDCA), whose service area spans the majority of the Crum Creek watershed, serves as Ridley Park’s sewage conveyance authority. Flows from CDCA run directly to a Delaware County Regional Water Quality Control Authority (DELCORA) interceptor, which conveys the flow to the Western Regional Treatment Plant (WRTP) in the City of Chester. In times of excessive peak flows, generally during heavy storm events, the CDCA flow can be partially diverted to the Philadelphia Southwest Pollution Control Plant (PSWPCP).
As of 2013, sewer fees are part of the municipal tax bill. DELCORA provides a bill to CDCA, who passes the costs on to the municipality, who in turn bills the residents annually through a sewer fee on their local taxes.
Ridley Park recognizes the County’s Act 537 Sewage Facilities Plan: Eastern Plan of Study (2002) as their official Act 537 plan. The document offers a description of the regional sewer network and makes recommendations for the repair and future maintenance of the collection systems. Through adoption of the sewage facilities plan, the Borough is
21 Part A — Background CHAPTER 23
committed to undertaking the necessary actions required to maintain the system in good working order, including reduction of I&I and implementing corrective action plans as necessary.
There are known inflow and infiltration (I&I) problems in the Borough and throughout the eastern portion of the County. A complete study of the system, followed by a plan for corrective actions and repairs, is needed. Because the Borough is part of a larger, regional network of interconnected sewer systems, opportunities for partnering with neighboring municipalities, and others, for repairs should be explored.
At the time of writing this plan, an update to the 2002 sewers plan is underway. The study is a joint effort by the Delaware County Planning Department and DELCORA and is commissioned to explore treatment alternatives in their Eastern Service Area. The Plan will emphasize similar management practices as the 2002 plan, including an emphasis on I&I reduction at various levels.
Water Supply & Fire Hydrant Service Aqua Pennsylvania (Aqua PA), a subsidiary of Aqua TABLE 3-2 America, is responsible for the supply of potable water for Ridley Park and its vicinity. Aqua PA is supplied FIRE HYDRANT ASSOCIATED with water from several local sources including Crum, COSTS Chester, and Ridley creeks, among others. Given the 80 large service area, rates have remained relatively low Total Hydrants Quarterly Rental Fee and are consistent with other municipalities in the $75.75 (per hydrant) region. If necessary, auxiliary water service can be Annual Rental Fee (per provided from the Chester Water Authority. $303.00 hydrant)
Total Quarterly Aqua PA also provides water for fire hydrant service in $6,060.00 Expense Ridley Park. The Borough pays a quarterly rental fee Total Annual Expense $24,240.00 charged of $75.75 per hydrant. Hydrant flows are not Total 2010 Population 7,002 metered, so there is no limit to their usage for fire Annual Expense Per protection demands. Table 3-2 highlights the cost of $3.46 Capita providing this essential fire protection tool. Source: Aqua PA / DCPD
Solid Waste Management & Recycling Ridley Park has separate contracts for the collection of its waste and recycling. The former includes both residential and commercial waste.
PA Act 101 (Municipal Waste Planning, Recycling, and Waste Reduction Act of 1988) requires municipalities with a population of over 5,000 to implement a source separation and collection program. Accordingly, Ridley Park has instituted a mandatory curbside collection program for all residential, commercial, municipal, and institutional establishments. All acceptable materials, including glass, plastic, steel, aluminum, bi-metal, paper, and cardboard, can be placed together in one receptacle. This is known as a single source, or commingled, system.
22 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
The Borough also participates in the TABLE 3-3 County’s Igloo Recycling Program, which SOLID WASTE STATISTICS (2012) involves placement of igloo-shaped receptacles within the community for Total 2010 Population 7,002 residents to drop off their recyclables. The Curbside Recycling Program Yes igloos in Ridley Park, accept glass, plastic, Recycling Rate 37% aluminum and bimetallic cans, and are Total Municipal Solid Waste (MSW) located at the Borough Garage at 213 W. 2,779.68 Ridley Avenue and at Lakeview Elementary tonnage School. Total Recycling tonnage 1,662.53 Total MSW + Recycling tonnage 4,442.21 Efforts by the Borough’s Recycling Total MSW + Recycling per capita 1,269 lbs/person Committee, including resident and business Source: Delaware County Solid Waste Authority (DCSWA) owner education, have helped the Borough greatly with its recycling program and have yielded notable increases in both commercial and residential compliance. Recently the Borough was able to renegotiate its recycling contract by having companies place bids on contracts, saving the Borough $85,000. Tipping fees paid by the Borough were reduced thanks to the increased participation.
Municipal solid waste (MSW) is collected twice a week at each residence. The Borough also provides a curbside composting program, where yard waste can be set out and collected twice a month, and a bulk item pick up program. Like sewers and recycling, MSW removal is billed to the residents by the municipality on their annual municipal taxes. Collection of waste and recyclables from commercial and multi-family (4+) properties must be privately contracted through a Borough-approved hauler.
All residential and commercial waste is taken to a County transfer station for subsequent transport to the Covanta “energy from waste” (“trash to steam”) plant in the City of Chester, where it is used to produce electricity. The residual ash from the plant is hauled to the County-owned landfill in Berks County. The Delaware County Solid Waste Authority (DCSWA) reports that for 2012, the Borough delivered approximately 2,780 tons of solid waste to the County’s transfer station and recycled 1,663 tons. Table 3-3 highlights the 2012 solid waste and recycling statistics.
Disposal of hazardous waste requiring special handling, including infectious, pathological, and chemotherapeutic waste, is not the responsibility of either the Borough or the County. Each producer or processor of such waste is responsible for the storage, transport, and disposal of these materials in accordance with their respective operating permits, as issued by the PA Department of Environmental Protection (DEP).
3.3 HOUSING
Housing occupancy in Ridley Park can be categorized by a vacancy rate that is comparable to the Delaware County average, which slightly increased between 2000 and 2010, and a two-to-one ratio between owner-occupied and renter-occupied units. Its vacancy rate and percentage of renter-occupied units define Ridley Park as a borough, with relatively high- density residential neighborhoods built around a downtown district, compared with more
23 Part A — Background CHAPTER 23
sparsely populated townships that comprise the majority of Delaware County land. This helps to explain why Ridley Park and Prospect Park have renter-occupied unit rates over 30 percent, while Ridley Township and Delaware County have rates under 30 percent (see TABLE 3-4 HOUSING OCCUPANCY 2000 2010 Housing Units Prospect Ridley Ridley Delaware Prospect Ridley Ridley Delaware Park Park Twp. County Park Park Twp. County Occupied 96.0% 95.2% 96.6% 95.1% 93.2% 93.8% 95.1% 93.6% Vacant 4.1% 4.8% 3.4% 4.8% 6.8% 6.2% 4.9% 6.4% Owner Occupied 61.6% 66.8% 75.9% 71.9% 62.9% 67.0% 75.2% 70.5% Renter Occupied 38.4% 33.2% 24.1% 28.1% 37.1% 33.0% 24.8% 29.5% Source: U.S. Department of Commerce, Bureau of the Census, 2000-2010
Table 3-4).
Boroughs like Ridley Park can (and have) enacted zoning ordinances that encourage and promote home-ownership by including restrictions on residential single-family conversions to multi-family and encouraging the reverse process. The majority of housing stock in the Borough is owner-occupied, which is largely reflected in the composition of housing structures, with single-unit detached and attached (primarily twins) houses comprising of 64 percent of housing units in Ridley Park (see Figure 3-1). The FIGURE 3-1 remainder of housing units is split HOUSING STRUCTURES between buildings that house two to nine units (approximately 21 20 or more units; percent) and buildings with 10 or 8.2% Other; 0.2% more units (less than 15 percent). 10 to 19 units; 6.4% A variety of housing options exist in the Borough, including single- family houses, twins, multi-family houses, and apartment complexes. Victorian houses, which cover a 5 to 9 units; large portion of the Borough’s 11.5% 1-unit, detached; historic district, are a source of 40.6% single-unit, owner-occupied 3 or 4 units; 8.4% housing as well as multi-family housing, as older homes have often been subdivided into 1-unit, attached; apartments. 2 units; 1.2% 23.4%
Due to Ridley Park’s rapid development during the late 19th Source: U.S. Department of Commerce, Bureau of the Census, American through the mid-20th centuries, it Community Survey, 2007-2011 should come as little surprise that the Borough has an aging housing
24 RIDLEY PARK comprehensive plan EXISTING CONDITIONS stock. According to 2011 Census TABLE 3-5 estimates as shown in Table 3-5 AGE OF HOUSING STOCK - 2010 (est.)* below, nearly one-third of Ridley Ridley Park Delaware County Period Built Park’s housing units were Number Percent Number Percent constructed before 1940. Less Pre - 1940 970 32.0% 49,969 22.5% than 10 percent of Borough units 1940 - 1949 316 10.4% 32,721 14.7% have been constructed since 1950 - 1959 755 24.9% 57,968 26.0% 1980, less than half the 1960 - 1969 472 15.6% 25,378 11.4% percentage of the County. Ridley 1970 - 1979 237 7.8% 20,850 9.4% Park has had very few parcels 1980 - 1989 116 3.8% 14,742 6.6% open for housing development in 1990 - 1999 145 4.8% 11,677 5.2% the past few decades, suggesting 2000 or 23 0.8% 9,240 4.2% that most opportunities for new Later housing lie in housing Total 3,034 - 222,545 - rehabilitation, demolition and Source: U.S. Department of Commerce, Bureau of the Census reconstruction, and/or infill (American Community Survey), 2006-2010 development. Data from the 2007-11 ACS set was not used for this table, as it estimated that 0 units were built since 2000. The 2010 data estimates a Owner-occupied housing in Ridley different, more plausible figure, so it is used for this table. Park has retained its value remarkably well compared to TABLE 3-6 neighboring municipalities in the MEDIAN HOUSE PRICE, 2005-2011 midst of the rapid decline in the Ridley housing market of the last several Year Ridley Park Eddystone Prospect Park Township years (see Table 3-6). Between 2005 $204,900 $102,000 $154,950 $189,900 the years of 2005 and 2011, the 2006 $213,250 $118,400 $169,950 $190,000 median house price in Ridley Park 2007 $210,000 $125,000 $179,475 $198,750 declined only seven (7) percent, 2008 $192,000 $120,000 $171,250 $193,950 significantly lower than many of 2009 $202,450 $110,000 $166,500 $184,871 its neighboring municipalities. 2010 $193,500 $111,000 $173,500 $170,000 Furthermore, the difference 2011 $190,000 $50,800 $140,000 $152,000 between the highest and lowest Change -7% -50% -10% -20% median housing price in this 2005-2011 period is only $23,250, Source: Philadelphia Inquirer 2011 Home Price Survey, http://www.philly.com/ considerably less than the nearly homeprices $40,000 maximum median *Prices reflect surveys of housing sale prices between April 1, 2005 through June 30, 2011. difference in price in neighboring Prospect Park. Statistics such as median housing price illustrate how one of Ridley Park’s greatest assets is its housing stock.
3.4 HISTORIC RESOURCES
Ridley Park Borough is unique in that it was conceived as an entire new community through a master plan designed by one individual. Other communities in Delaware County grew incrementally over time, with either individual developers or development companies buying large tracts of land, platting them, and hiring one architect to build homes, stores, or
25 Part A — Background CHAPTER 23
industrial buildings; or sell the lots, with buyers hiring their own architects.
Based on the turn-of-the-century trend of “garden suburb,” the Ridley Park plan of the early 1870s was to combine the pastoral quality of the countryside – mature trees, winding roads, parks, and quaint architectural character, with the benefits of owning one’s own home within a community offering all the amenities of city living. The verdant qualities of Ridley Park were offered to residents along with Tranor Farmhouse — oldest existing house in Ridley Park a brief 20-minute commute to Philadelphia.
The design and construction of roads, landscaping, and sidewalks began in 1873. The 1909 Mueller Atlas indicates several green pocket parks located at intersections in addition to Eastlake Park. During the 1870s, the architect responsible for much of Ridley Park’s built environment, Theophilus P. Chandler, designed many of the Borough’s earliest homes in the Victorian styles, including his own home and some of the stores on Hinckley Avenue. The first home built was at the intersection of Gilbert and The First Baptist Church of Ridley Park — built in 1873 Crum Lynne roads for Sidney T. Fuller, a railroad engineer. Many well-known architects were commissioned to build homes here, including Charles Hoffman, Will Price, T. Frank Miller, Morgan Bunting, and J. Elvin Jackson.
Current-day Ridley Park includes many of the original core community buildings – stores on Hinckley Avenue, First Baptist Church, the Barnstormers theatre, the library, the Phone Exchange Building, The Athletic Club building, and Borough Hall. Many churches were built representing the various Christian denominations of the new residents. Unfortunately, a few of the core public buildings no longer remain. The Ridley Park Hotel, built in 1873 by famed architect Frank Furness for summer vacationers and local residents as a meeting place, was demolished. The current site houses the former William G. Halkett residence, built in 1907. The earlier train station that was built over the tracks burned in a fire in the late 1880s.
The master plan approximately covered the area that encompasses the Borough boundaries today. The 1875 Stewart Atlas shows all Ridley Park lots platted; however few homes had been built until the 1880s. These early houses represented styles popular in the Victorian era - Queen Anne and Colonial Revival. By 1880, roughly 450 people lived in Ridley Park,
26 RIDLEY PARK comprehensive plan EXISTING CONDITIONS with 1,000 residents living in the Borough by the year of incorporation, 1887. The 1909 Mueller atlas indicated the Borough was roughly two-thirds “built out” by this time. The majority of homes were half-frame and frame, with a minority of brick and stone residences. A second wave of homes was built in 1900s-1930s – the post-Victorian era, representing new architectural styles that had become popular – Tudor Revival, Bungalow, and Four- Square. TABLE 3-7 HISTORIC RESOURCES Number Building Address Description A. Ridley Park Local Historic District – Residential Resources 1 320 contributing historic resources, including many homes built c. 1880s – 1930s. 2 Craven Residence 33 W. Ridley Ave. Architect: Theophilus Chandler B. Ridley Park Local Historic District – Community Resources 3 Ridley Park Library 107 E. Ward St Built 1912 as a "Carnegie" library 4 Phone Exchange Building 101 E. Ward St. Built c. 1915 5 Ridley Park Athletic Club Building 103 E. Ward St. Built c. 1920s Built 1896 with additions, architect: John H. 6 Borough Hall 105 E. Ward St. Rankin 7 Barnstormers Building 402 Tome St. Built 1908 E. Ridley Ave. at E. 8 First Baptist Church Built 1873, architect: S.D. Button Ward St. 501 N. Swarthmore 9 Methodist Church Built 1896 Ave. 10 Christ Episcopal Church 104 Nevin St. Built 1879, architect: Theophilus Chandler Gothic revival, built c. 1874, architect: John H. 300 N. Swarthmore 11 Ridley Park Presbyterian Church Rankin. Manse built c. 1882. Additions/alterations Ave. in 1896 by Rankin, and later in 1914. C. Central Business District Resources Post Office, now a grouping of 12 117 E. Sellers Ave. Built c. 1907, architect: John H. Rankin buildings Harrison's Drug Store (now 13 building includes Ridley Park 17-19 Hinckley Ave Built c. 1870s-1880s Florist) Charles Deakyne's Ridley Park 14 Market (today, Langguth's Gift 15 E. Hinckley Ave. Built c. 1888 Shop) Millard's Confectioner's Store 15 (now part of the Gas Light 104 E. Hinckley Ave. Built c. 1917 restaurant) Building that currently houses 16 29 E. Hinckley Ave. Mixed-use building Double Decker Pizza Ridley Park National Bank Organized in 1916, originally an auto repair 17 9 E. Hinckley Ave. Building, now Wells Fargo bank garage
18 Gas Light building 100 E. Hinckley Ave. Built in late 1920s
27 Part A — Background CHAPTER 23
Building that currently houses 2-story brick building behind one-story new 19 25 E. Hinckley Ave. Burgundy Lounge front, original triple window on second story Harper Building (Now Harper Real Retained many original architectural 20 6 E. Hinckley Ave. Estate) features like window lintels and quoins 21 House - Second-Empire brick twin 108 Morton Ave. Originally Faced E. Hinckley Ave. D. Eastlake Park and Ridley Park Lake Resources Built c. 1780, 1806 (oldest existing house in 22 Tranor Farmhouse 308 Constitution Terr. Borough) 23 Pumphouse Constitution Terr. Built c. 1880 24 Boathouse Glenloch Rd. Built c. 1935 25 Golf Clubhouse 214 W. Ridley Ave. Built 1901, architect: John H. Rankin E. Chester Pike & Swarthmore Avenue Corridors Resources 26 Subscription School 313 W. Chester Pk. Built c. 1800 27 Thomas P. Partridge House 118 W. Chester Pk. Built 1886 NW corner of Chester Pk. 28 Remnants of stone farmhouse Built 1795 And McCormick ave W. Chester Pk. at Hetzel 29 Stone victorian farmhouse Built c. 1880 Rd. Built in 1907 by architect/resident William G. 30 Former Halkett House 100 N. Swarthmore Ave. Halkett, of stone, including carriage house. NW corner of Chester Pk. 31 Trolley stop kiosk Built c. 1915 And Sellers Ave. F. Other Historic Resources 32 Houses on McCormick Ave. Foursquare and bungalow houses Source: DCPD, 2013
Ridley Park Borough is fortunate to have retained a high degree of architectural integrity in its original homes and community buildings, as well as an adherence to the original development pattern detailed in the original Copeland master plan. Many of the curvilinear streets, sidewalks, mature plantings and parks, as well as the Eastlake Park district have remained. The historic residential core of the Borough – the location of the oldest houses in Ridley Park – is managed through a Historical Architectural Review Board (HARB), established in 1993.
3.5 LAND USE
Ridley Park is a borough that is highly developed, or “built out,” with few remaining vacant parcels (parcels that lack structures and are not designated as protected open space). The future land use of the Borough is largely pre-determined due to the stability of established Ridley Park neighborhoods. Nevertheless, land uses can and will change. Examples include when buildings are abandoned, demolished or switch uses (for instance, when a large multi- family house is converted back to single-family use).
28 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
Analyzing the current (albeit often-changing) land use configuration of parcels in Ridley Park has helped to identify key issues and initiatives discussed later in the plan. Examining existing land use helps to frame recommendations for future land use and neighborhood and district revitalization.
RESIDENTIAL TABLE 3-8 Ridley Park has been primarily a LAND USE IN RIDLEY PARK residential community from its origin, Land Use Acreage Percentage with housing the most prevalent land Single-Family Detached 252.1 36.6% use in the Borough. Housing uses Roads / Alleyways 155.2 22.5% constitute about 50 percent of Borough Single-Family Semi- 61.3 8.9% acreage, with single-family detached Detached housing comprising of nearly 37 percent Utility / Railroad / Parking 47.0 6.8% of the Borough (see Table 3-8 and Recreation 41.4 6.0% Figure 3-2 for Borough land use Institutional* 33.4 4.8% composition). Single-family detached housing is located throughout the Open Space 27.7 4.0% Borough and is concentrated mostly in Apartment 27.5 4.0% the Borough interior including in the Commercial^ 16.5 2.4% Historic District. Approximately nine Multi-Family 11.3 1.6% percent of Borough land is allotted for single-family attached or semi-detached Light Industrial 6.9 1.0% (twin) housing, which is located at the Vacant 4.8 0.7% edges of the Borough, close to borders Single-Family Attached 2.1 0.3% with Ridley Township and Prospect Park, Mixed Use 2.1 0.3% and in the case of row homes, along Hillside Road near Little Crum Creek. Total Acres 689.2 Source: DCPD, 2013 The remainder of residential uses is *Institutional uses include schools and education, hospitals, religion/ classified as “multi-family” or apartment, houses of worship, government and community facilities consisting of 5.6 percent of Borough ^Commercial uses include gas stations, offices, retail and food service land use (though renter-occupied units comprise of nearly one-third of Borough housing units). Apartment buildings are mostly clustered by Chester Pike and east of the central business district. Multi-family uses, defined here as large, mostly former single-family homes that have been converted to house multiple units, are scattered along the Chester Pike and Swarthmore Avenue corridors.
COMMERCIAL
Commercial uses are a small proportion of Borough land area by acreage. They account for less than 3% of the total area yet play a vital role in the vibrancy of the community. Commercial properties are primarily located along Chester Pike, North Swarthmore Avenue, and in the central business district (CBD). While commercial uses are generally comprised of small businesses, professional and medical offices, which are located in both traditionally commercial buildings and former houses, are included in this classification.
29 Part A — Background CHAPTER 23
FIGURE 3-2 LAND USE Recent improvements to the CBD, including redesigned sidewalks and the addition of street plantings and Light Industrial, Vacant, 0.7% 1.0% coordinated benches, trash C om m ercia l, 2.4% Mixed Use, receptacles, and lighting have added Open Space, 0.3% to the character of the business 4.0% district, though vacancy and retail Single-Fam ily mix remain issues. The Chester Pike A partment , Attached, 0.3% 4.0% Multi-Fa m ily, corridor faces many of the same 1.6% issues as the CBD, and is in need of Utility / Railroad / Single-Fam ily streetscape improvements. The Parking, 6.8% Detached, maintenance and enhancement of 36.6% Institutiona l, the business districts is as integral 4.8% to the health of Ridley Park as Recreation, 6.0% Eastlake Park and the Historic District. Single-Fam ily Semi- Detached, 8.9% Roads / PARKS, RECREATION & Alleyways, OPEN SPACE 22.5%
As a planned community built around a park, Ridley Park is comprised of over 40 acres (6%) of parks, recreation areas, and undeveloped open spaces. In addition to Eastlake Park – often considered the centerpiece of the Borough – numerous neighborhood parks, fields, and a County park (Catania Brothers Park), are scattered throughout residential areas.
These natural spaces are important to the Borough residents for their recreational and environmental benefits. Parks like Recreation Park and Eastlake Park are home to youth sports and Borough events, respectively. While much of the green space in the Borough is best left for conservation (especially bordering Little Crum and Stony creeks), opportunities for the enhancement of greenspace for recreational purposes exist. The Borough has long planned enhancements to Eastlake Park, while the floodplains of Little Crum and Stony creeks can provide for the placement of a possible creekside multi-use trail.
MIXED USE
A small portion of the Borough (2.1%) is allotted for mixed-use development. Mixed-use properties blend two or more uses in one structure – often with retail or offices on the first floor with office or housing on the second floor or above. In Ridley Park, these buildings are located in the Hinckley-Sellers business district, along East Hinckley Avenue; and a few buildings along West Chester Pike. Ridley Park is unique in Delaware County in its inclusion of mixed-use buildings in its land use composition. Mixed-use buildings are important parts of a successful business district, allowing for flexibility among tenants while encouraging residents in or near the business district to frequent local businesses on foot, reducing auto traffic while increasingly pedestrian visibility. Currently, mixed-use buildings in Ridley Park house apartments, professional offices, and small businesses.
30 RIDLEY PARK comprehensive plan ²µ Fire Station "b Rail Stations Existing Land Use Multi-family Light Industrial Roads/Alleyways K" Hospital n Schools Single-family detached¹º Apartment Institutional Utility/Railroad/Parking ca Police Station ¹º Municipal Building Single-family semi-detached Mixed Use Recreation Vacant
" Post Office Municipal Boundaries Single-family attached Commercial Open Space Lake DEAN ST DEAN RS ST E. RODGE
KENNEY ST
V
I R RUSSELL ST
OHIO AVE G
F I
O HANCOCK ST N I CI R TASKER ST R A
LINDSAY ST JACKSON AVE E MICHELL ST S ST BUSEST SSELL ST T E. RU ROY POME PERRY ST
A
V n E W. RODGERS ST MORTON AVE BARKER ST
TOMEST
WATER ST THAYER ST CHESTNUT ST n ARK ST HARRISON ST P RD SIDE HILL W. DUPONT ST
F ST LESLIE
R
E PENN ST
n E ST PURCELL
N. SWARTHMORE AVE
S T CRESSWELL ST E SHAW R E AV D . W H A 1 2T R HAVERFORD RD G D S ¹º L W. WARD ST E C T N ON ²µ E L ST LEY AV O ITU E. RID C T K IO T NICHOLSON N R R R A A D D V n I N ¹º E E
R
S T b"
HINKSONBLVD E. HIN K
LINCOLN ST L
BONSALL RD E. HINCKLEY AVE E
CRUMLYNNE RD WEST RD Y A VE
VE W Y A KLE E INC L E H C W. AV POPLAR WALK O S D M ER L U E L BA T RT GILBERT RD SE LETT AVE T L E. O WALNUT ST N ROSEMONT AVE
S N NEVIN ST NEVIN
" T H E STILES AVE O AV LLAN RS W. FELTON AVE D S LE T EL . S BARTOLAVE W
Creek Crum E JOHNSON AVE
V A
KANEAVE
E K"
MCCORMICKAVE
L
T R
b Y COMERFORD AVE
" M CHESTER PIKE a c DEAKYNE AVE
DELAWARE AVE
H C O E IR T L RD L LIER C Z STUL E L Prospect R D STEWART AVE STEWART RIVERVIEW AVE Park PARTRIDGE AVE PARTRIDGE Ridley Borough
LADOMUS AVE LADOMUS Township INT ERST N AVE ATE 95 BALDWI 0 0.125 0.25 0.5 Miles ±
NOTES: Disclaimer Prepared by Ridley Park Map 3 - 1 1. Delaware County Board This map is for analytical purposes only. The reliability Delaware County of Assessments - Parcels of this map depends on the accuracy of the underlying Planning Department Borough Existing Land Use data sources which have not been verified. 2014 2. SEPTA - Transit Lines Eddystone Borough
Tinicum Township CHAPTER 23
INSTITUTIONAL
Nearly five percent of Borough land is used for institutional purposes, including schools, municipal buildings, churches, post office, and Taylor Hospital. Most institutions in the Borough, including the post office and Ridley Middle School, serve Borough residents as well as residents of nearby Eddystone and Ridley Township. Taylor Hospital is only one of two main hospitals in southern Delaware County (along with Crozer-Chester Medical Center), and therefore provides an indispensable service to the residents in the area. These institutional uses also serve as the foundation of employment opportunities in Ridley Park.
INDUSTRIAL
Industrial uses, labeled as “light industrial,” are located along the western portion of Chester Pike in the southwest corner of the Borough. Uses in this area include construction, self-storage, and a crane rental service. Industrial businesses are important to the Borough for the benefits of property tax revenue and employment and are located at the edge of the Borough, separated from residential and pedestrian-oriented uses.
RAILROAD / UTILITY / PARKING / STREETS
Due to the SEPTA/Amtrak and CSX rights-of-way that cut lengthwise through the Borough, transportation (rail and road), utilities and rights-of-way combine for 22.5 percent of land use – only housing constitutes a larger proportion of Borough land. These uses offer both opportunities and constraints in terms of walkability and connectivity, parking availability, and traffic levels of service. How these rights-of-way are maintained and designed to accommodate residents is imperative to preserving a high quality of life and activity for residents. Ridley Park is a borough that is VACANT highly developed...Nevertheless, land uses can and will change. Parcels and buildings in Ridley Park that are categorized as vacant comprise less than one percent of Borough land. In this study, a parcel is considered vacant if either a parcel contains no structure (often due to demolition) and has not been set aside for open or green space, or if the parcel contains a structure that is not currently in use and/or has been abandoned by the property owner. Vacant parcels are located almost exclusively along the Chester Pike and Swarthmore Avenue corridors. These parcels, while often eyesores, pose opportunities for redevelopment and the enhancement of Ridley Park’s most visible districts. Many of these vacant parcels can be considered “critical parcels,” as their future uses are lynchpins for corridor, district, and gateway redevelopment.
3.6 TRANSPORTATION
As a suburban town designed around a regional railroad network in an era prior to the invention of the automobile, Ridley Park offers a multitude of transportation options. In addition to its road network, the Borough contains rail and bus transit, pedestrian facilities, and a freight line. 32 RIDLEY PARK comprehensive plan Ridley Township E. RODGERS STKENNEY ST TASKER ST
RUSSELL ST V
HANCOCK ST I MICHELL ST LINDSAY ST R BUSE ST RD G IA D IN E. RUSSELL ST PERRY ST MORTON AVE T OR POMEROY S RF VE HA W. RODGERS ST BARKER ST
TOME ST
THAYER ST WATER ST CHESTNUT ST PARK ST
D HARRISON ST E R PARK ST SID ILL 89:LMNO H W. DUPONT ST
N. SWARTHMORE AVE
PENN ST LESLIE ST LESLIE E. CRESSWELL ST C SHAW R WA R D R G D U L C S M E T T N O R W. WARD ST VE FREE ST A L L N A . RIDLEY Y E O S IN N ICHO C TI E N LS K TUT N O I R N R O
E N R D S A
R D T V 89:LMNO D E b BELAIR RD " Y AVE LINCOLN ST AVE . RIDLE E. HINCKLEY W E
V
A WEST RD VE Prospect A S Y N LE R K D NC E E I U P L . H V L Park O E T W I BAR N S T ROSEMONT AVE LE . T TT BONSALL RD P AVE MCCORMICK AVE E
O S L
GILBERT RD A T N Borough
R 89:LMNO WALNUT ST ST ST IL H ES AVE O W LL E AND A AV S L RS T E. JOHNSON AVE K LE FELTON AVE EL . S W BURKE AVE
Creek Crum "b HINKSON BLVD CHESTER PIKE COME 89:LMNO 89:LMNO 89:LMNO 89:LMNO 89:LMNO 89:LMNO RFORD AVE 89:LMNO DEAKYNE AVE
E DELAWARE AVE V H D A E TULL R
T S E Z G
E 89:LMNO ¹ D MC COACH ST L I RIVERVIEW AVE R R
D T
STEWART AVE STEWART R A IN P Functional Classification TERST ATE 95 BALDWIN AVE Local 89:LMNO Ramp 89:LMNO Traffic Signals Urban Collector "b Rail Stations Urban Minor Arterial Rail Lines Urban Other Principle Arterial Streams 0 500 1,000 Eddystone Feet Urban Principle Arterial Interstate Municipal Boundaries Borough
Disclaimer NOTES: This map is for analytical Prepared by purposes only. The reliability 1. SEPTA - Transit Lines Delaware County Ridley Park Map 3 - 2 of this map depends on the accuracy of the underlying Planning Department Borough Functional Road Classification data sources which have not 2014 been verified.
Tinicum Township CHAPTER 23
PHYSICAL CONDITION OF THE STREETS & HIGHWAYS
The primary roads in Ridley Park are maintained by the Pennsylvania Department of Transportation (PennDOT). These roads include Chester Pike (SR 0013), Ridley Avenue (SR 2004), Swarthmore Avenue (SR 2025), Sellers Avenue (SR 2031), Stewart Avenue (SR 2033), and Interstate 95. Resurfacing, maintenance, and snow removal along these roadways is PennDOT’s responsibility. These roads are typically resurfaced every 8-12 years or as needed. MacDade Boulevard (SR 2006) also serves Ridley Park as it parallels US 13 to the north of the Borough; however, it lies just outside of the municipal boundary. In addition to the maintenance responsibilities, PennDOT also fixes potholes, plows snow, and is responsible for replacing damaged or stolen signs related to the roadway. Following all resurfacing projects or where pavement markings become worn and dull, the Department will re-paint these.
As of spring 2013, Chester Pike (US 13) is in excellent condition as it was recently resurfaced. All other state and Borough-owned and maintained roads are in satisfactory-to- good pavement condition. A few minor potholes exist on some of the Borough’s streets, though standard maintenance will quickly remedy these problems while extending the lifecycle of the surface treatment. All roads not owned by PennDOT are classified as locally owned and are maintained, resurfaced, and snow plowed by Ridley Park Borough. Nearly all local roads in Ridley Park are residential in nature with on-street parking permitted.
PHYSICAL CONDITION OF BRIDGES
Bridges in Ridley Park are generally in good condition. One structure that is scheduled to be replaced is Sellers Avenue over the Amtrak Northeast Corridor tracks. This project is scheduled with a let (opening of contractor bids) date of January 2015. Then the construction contract will be awarded to the highest qualified low bid. This was a controversial bridge during the design phases. Originally the vertical clearance was required to be raised by several feet to achieve new standards set by Amtrak. This required a raise in elevation of Sellers Avenue and would have meant the loss of several parking spaces in the downtown business district as well as the loss of several trees. A design exception was TABLE 3-9 BRIDGES IN RIDLEY PARK Feature Built, Length Suff. Facility Carried Material Design Status Functional Class Intersected Rebuilt (m) Rating* Little Crum Principal Arterial - Interstate 95 1975, n/a 8.5 71.9 Concrete Creek Interstate, Urban Little Crum Prestressed W. Ridley Ave. 1998, n/a 23.2 81.8 Collector, Urban Creek concrete * Amtrak Main Prestressed Swarthmore Ave. 1994, n/a 40.2 91 Minor Arterial, Urban Line concrete * Amtrak Main Sellers Ave. 1904, 1952 21.6 54.5 Steel Structurally Collector, Urban Line Deficient Source: DCPD, 2013 *Sufficiency Rating. It is a method of evaluating the service suffiency of bridges based on several factors, and derived from the National Bridge Inventory. A score of 100 is the highest level of sufficiency, and 0 is the lowest score. 34 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
granted for the required minimum height of this structure so that this is no longer a concern. The bridge will be replaced with no loss of parking or trees. The geometry of the current bridge creates sight distance issues for vehicles, especially for Ridley Avenue motorists, as well as a hazardous issue for pedestrians trying to cross Sellers Avenue. The new bridge will address these sight distance issues.
TRAFFIC CONGESTION & Looking south over Sellers Avenue Bridge, before replacement — CALMING 2012 Traffic congestion is a concern in the Borough. Chester Pike is the one major arterial roadway in Ridley Park, running the length of the Borough in an east-west direction. All of the signals along this roadway in Ridley Park were included in a signal upgrade project that will be described in more detail later in this chapter. The Delaware Valley Regional Planning Commission (DVRPC) counted 11,591 motor vehicles on Chester Pike in 2012 between Swarthmore and Stewart avenues. Congestion occurs along this roadway during the peak travel hours in the morning and afternoon.
Swarthmore Avenue is the major north-south oriented road in the Borough. DVRPC counted 6,733 motor vehicles on this roadway in 2011 between Chester Pike and Hinckley Avenue.
A short stretch of Interstate 95 also runs through the southwest portion of the Borough. Interstate 95 is a limited-access expressway with daily traffic volumes averaging between 80,000 and 100,000 vehicles southbound and 75,000 and 95,000 vehicles northbound. Closed-circuit cameras have been installed along mostly all limited access roadways in the Philadelphia region, including I-95. These cameras have a real-time feed via fiber-optic cables to PennDOT’s Traffic Control Center. These cameras are critical to incident response and for keeping traffic flowing freely. When an incident occurs (vehicular accidents and breakdowns, spills, etc.), the Traffic Control Center is immediately aware of the problem and can contact all appropriate parties needed to clear the incident. These include, but are not limited to, State and local police, fire/ambulance, towing agencies, and hazmat and public works crews to clean up spills, remove debris from accidents, and repair damage to the roadway and guardrails.
PennDOT recently completed a traffic signal upgrade and interconnection of 37 signalized intersections spanning from Morton Avenue to Wycombe Avenue on US 13/Chester Pike. This interconnection enhances motorized vehicle flow along the corridor, reducing congestion and vehicular emissions. Within the entire Borough, there are twelve signalized intersections. Ridley Park Borough owns and maintains all of these traffic signals under permits issued by PennDOT.
35 Part A — Background CHAPTER 23
BICYCLING
There are currently neither off-road bicycle trails nor on-road bicycle lanes in Ridley Park Borough. The bicycle is a viable form of transportation and is encouraged for trips within the community for several reasons. Increased bicycle use can reduce congestion and air pollution, lessen motor vehicle parking needs, and promote healthier lifestyles for Ridley Parkers. Bicycles are allowed on all non- The bicycle is a viable form of limited access roadways. Adult bicyclists are transportation and is encouraged not permitted on sidewalks, so maximizing for trips within the community. Increased bicycle use can reduce shoulder width along major roadways is congestion and air pollution, lessen encouraged to allow for bicyclist safety. motor vehicle parking needs, and There are currently no facilities observed promote healthier lifestyles for that provide for bicycle parking in the Ridley Parkers. Borough.
BICYCLING LINK TO EAST COAST GREENWAY
The East Coast Greenway is a developing off-road trail system, spanning nearly 3,000 miles as it winds its way between Calais, Maine and Key West, Florida, linking 25 major cities of the Eastern Seaboard. Over 25 percent of the route is already on safe, traffic-free paths. It will serve non-motorized users of all abilities and ages. A 3,000-mile long spine route will be accompanied by 2,000 miles of alternate routes that link to key cities, towns, and areas of natural beauty. This green travel corridor will provide cyclists, walkers, and other muscle- powered modes of transportation with a low-impact way to explore the Eastern Seaboard.
In order to provide transportation alternatives to its residents, as well as adding recreational facilities to its residents, Ridley Park should identify a way for the Borough to connect into the Greenway, which will be constructed alongside PA Route 291. A simple, low-cost, on- road connection could be made by identifying a suitable road network and implementing the route with signs and pavement markings. There is currently no existing connection between Ridley Park and the East Coast Greenway; however, one could be easily and cost- effectively identified and implemented.
An easy connection from Ridley Park would be a direct route south of the Borough along Sellers Avenue. The presence of I-95 creates limited opportunities for crossing. Sellers Avenue runs below I-95, and the East Coast Greenway is only approximately one half-mile from the Borough.
CSX/SWARTHMORE AVENUE GRADE CROSSING SAFETY & NOISE ISSUES
With between 16,000 and 19,000 motor vehicles per day and probably several hundred daily pedestrians – including many high school and middle school students – Swarthmore Avenue near the CSX railroad crossing is a very busy connecting road between Chester Pike and MacDade Boulevard. The number of trains, motor vehicles, and pedestrians combine for a potential safety hazard. CSX has, over the last decade, upgraded safety features of the crossing, including new signs, signals, and pavement.
36 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
In addition to the potential safety issues, a significant traffic back-up occurs during rush hours when trains block the crossing. For safety and traffic flow reasons, the 1998 Ridley Park Comprehensive Plan recommended that a feasibility study be undertaken for a bridge or tunnel for Swarthmore Avenue to replace the existing at-grade crossing.
At the request of the Delaware County Planning Department, the Delaware Valley Regional Planning Commission studied all of the CSX grade crossings in Delaware County and produced the Delaware County Highway-Railroad Grade Crossing Study in 2006. The Swarthmore Avenue grade crossing ranked second (after Main Street in Darby Borough) in importance for undertaking a feasibility study of a grade separation. A grade separation is defined as converting the current level grade crossing (both tracks and road on the same level) to two CSX train crossing at Swarthmore Avenue separate levels (placing the road either over or under the tracks). The report’s Action Plan noted that “the crossing at Swarthmore Avenue has received particularly strong support from local officials to create a grade separated crossing due to high traffic, pedestrian volumes, and emergency service routings.” A feasibility study would need to be undertaken to assess whether this course of action makes sense and what the impacts of a grade separated crossing would be.
Local officials and residents along the CSX line have complained about noise from the train locomotives. Train engineers are required by federal law to sound the horn as the train approaches the crossings. The Federal Railroad Administration now allows a solution to this problem called a Quiet Zone. This would prohibit train engineers from sounding the horn if supplementary safety measures were installed, such as crossing gates that go across the entire roadway (rather than just halfway across) and wayside horns (stationary horns placed on a post at the crossing). These wayside horns would be sounded when a train approaches. The difference between the wayside horn and the train horn is that the wayside horn sound would be directed onto the approaching roadway, compared with the train horn which is sounded throughout the residential neighborhoods along the railroad.
TRANSIT SERVICE & FACILITIES
Recognizing that public transportation provides efficient and low-cost alternative transportation options, Ridley Park is well served by the Southeastern Pennsylvania Transportation Authority (SEPTA), the regional transit provider of the Philadelphia metropolitan area. SEPTA provides bus and Regional Rail service to Ridley Park that connects the Borough to regional transit centers such as 69th Street Terminal, Chester Transportation Center, Darby Transportation Center, and Center City Philadelphia along with providing access to Delaware and New Jersey.
37 Part A — Background CHAPTER 23
Ridley Park’s primary bus service is the Route 114 bus that travels through the Borough along Chester Pike. Ridley Park has a number of bus stops with Taylor Hospital as the Borough’s major destination, though the stop is missing a crosswalk along Chester Pike for inbound passengers. Possible solutions to this issue will be addressed in Chapter 8. Route 114 originates at the Darby Transportation Center, travels along Chester Pike to the Ridley Park is well served by Chester Transportation Center, continues SEPTA, which provides bus and along US Route 13 to Engle Street/Concord Regional Rail service that Road through Aston Township, and terminates connects the Borough to regional at the Granite Run Mall via PA Route 452. transit centers such as 69th Street Major destinations along this route include Terminal, Chester Transportation the Darby Transportation Center, Taylor Center, Darby Transportation Hospital, Baldwin Towers, Chester Center, and Center City Transportation Center, I-95 Industrial Park, Philadelphia. Bridgewater Industrial Park, Aston Industrial Park, Neumann University, Riddle Hospital, and the Granite Run Mall. Connections available along Route 114 include route connections to several bus lines, the 11 and 13 trolleys in Darby, the 102 trolley at Sharon Hill Borough, and Wilmington/Newark Regional Rail line at Crum Lynne Station and Chester Transportation Center.
Route 114 provides 32 weekday trips running approximately every half hour during the day and approximately every hour during the evening between the Darby and Chester Transportation Centers. Buses between the Darby Transportation Center and the Granite Run Mall operate on an hourly basis throughout the day.
Route 114 offers 17 hourly round trips on Saturdays between 5:40am-10:35pm outbound and 6:10am-9:48pm inbound along the entire route. Route 114 offers 15 hourly trips on Sunday between 6:40am-9:40pm outbound and 7:15am-9:50pm inbound between the Darby and Chester Transportation Centers. Granite Run Mall is only serviced between 7:40am-5:40pm outbound and 7:15am -6:18pm inbound on Sundays.
While the Route 113 bus does not enter Ridley Park, the route utilizes MacDade Boulevard approximately one-half mile north of the Borough in Ridley Township. A short walk from the Borough offers additional destinations not offered by the Route 114 bus. Route 113 originates at 69th Street Terminal, serves the Darby Transportation Center, continues west along MacDade Boulevard to Chester City, terminating at the Tri-State Mall in Claymont, Delaware. Major destinations along this route include the 69th Street Terminal, Mercy Fitzgerald Hospital, Darby Transportation Center, the MacDade Mall, Widener University, Harrah’s Casino in Chester, PPL Park, the Wharf at Rivertown, and the Tri-State Mall. Connections available along Route 113 include both the Media/Elwyn and Wilmington/ Newark Regional Rail lines, trolleys from 69th Street Terminal and Darby Transportation Center, and DART First State buses in Claymont.
Route 113 provides 77 weekday trips approximately every 20 minutes during the day and 30 minutes during the evening between 69th Street Terminal and the Chester
38 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
Transportation Center. Buses between 69th Street Terminal and the Tri-State Mall operate approximately on a half-hour basis on weekdays. Route 113 offers 55 trips on Saturdays approximately every 20-30 minutes during the day between 69th Street Terminal and Chester Transportation Center while service to Tri-State Mall is hourly. Route 113 offers 40 trips on Sundays with service approximately every 30 minutes.
Ridley Park also benefits from having two Regional Rail stations within the Borough limits. SEPTA operates the Wilmington/Newark Line from Delaware to Center City Philadelphia, servicing both Crum Lynne station, located on West Ridley Avenue with access from Chester Pike, and the Ridley Park station, located between East Ridley and East Hinckley avenues.
Crum Lynne is serviced by 24 weekday round-trip trains, of which 13 are peak-hour (AM and PM combined) trains. Peak hour trains run approximately every half hour. Seventeen (17) hourly round-trip weekend trains service this station.
Ridley Park is serviced by 26 weekday round trip trains of which 18 are peak-hour (AM and PM combined) trains. Peak- hour trains run every half hour. There are also 17 hourly Ridley Park SEPTA Regional Rail station weekend trains servicing this station.
PEDESTRIAN FACILITIES
With a few exceptions, Ridley Park’s pedestrian facilities are in good shape and allow residents to safely walk around town. The facilities include sidewalks, crosswalks, pedestrian signals, stairways, and a pedestrian bridge over the Amtrak tracks. There are numerous destinations for pedestrians: the business district, two train stations, bus stops, three elementary schools and a middle school, the library, several parks, churches, and numerous places of employment.
A Borough-wide system of sidewalks has enabled adults and children to walk to most places around Ridley Park. In 1997, DCPD staff surveyed Ridley Park for sidewalks for the 1998 Comprehensive Plan and found that approximately 2.5 miles of sidewalks are needed to be constructed for all Borough streets to have sidewalks on both sides of the street. Having sidewalks on both sides of the street improves safety and convenience, encourages walking, and reduces short vehicle trips.
Crosswalks and pedestrian signals exist at many intersections along Chester Pike and Swarthmore Avenue. The Chester Pike crosswalks provide a way for bus riders on SEPTA’s Route 114 bus to safely cross the street either to or from their destination. The one exception is the SEPTA bus stop at Taylor Hospital, which is at least one block removed 39 Part A — Background CHAPTER 23
from the crosswalks at the Chester Pike/Swarthmore Avenue and Chester Pike/Acres Drive traffic signals.
Pedestrian crossing conditions are substandard at several major intersections. The Swarthmore Avenue intersections with Ridley and Hinckley avenues are excessively wide and the crosswalks excessively long, potentially causing safety issues and delays for motorists. The Sellers/Hinckley Avenue and Ward/Ridley Avenue intersections lack crosswalks on several sides, causing pedestrians to walk longer distances than necessary if they choose to use marked crosswalks.
Many curb cuts at intersections for disability access are not in compliance with the latest Americans with Disabilities Act regulations. The curb cuts along Chester Pike have recently been upgraded as part of PennDOT’s traffic signal improvement project. The southbound platform at Crum Lynne Station, for instance, is inaccessible to disabled commuters, with no ramp available to the station. Additionally, the stretch of sidewalk below is deteriorating, which is a problem for several stretches of Chester Pike.
Several years ago, the Borough obtained a Southbound Crum Lynne Station stairs Safe Routes to School grant for the pedestrian bridge over Amtrak, which provides a direct walking route for students of Lakeview Elementary School who live south and east of the tracks. The bridge was rehabilitated to provide several more decades of life. A stairway connecting Chester Pike with Comerford Terrace provides a direct walking connection between the Comerford Terrace cul-de-sac and Chester Pike.
3.7 ENVIRONMENTAL & NATURAL RESOURCES
The natural environment is an increasingly important consideration in the comprehensive planning process. Natural resources and landscapes are the foundation of constructing a community, and directly affect the type, location, and intensity of land use. As a result, the types of activities affecting these features have become increasingly regulated in order to protect the health, well-being and property of residents.
Increased awareness of the relationship between development and environment brings increased responsibility. Environmental stewardship is an essential component of healthy, dynamic communities. An awareness and understanding of how these resources interact can empower communities and inform local decision making.
40 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
NATURAL FEATURES
Despite the fairly dense pattern of residential development, Ridley Park has retained a considerably sylvan quality, with many tree-lined streets and pockets of canopy cover in lawns and parks throughout the Borough. This serves to not only establish a sense of community identity, but also helps to soften the visual impact of dense development, both in and around the Borough. Natural features and open space permeate the Borough, and are therefore integral to the comprehensive planning process. This section focuses on soils and topography, wetlands, floodplains, and other natural features that have shaped Ridley Park.
Soils and Topography According to the Soil Survey of Chester and Delaware Counties, Pennsylvania (May 1963), the predominant soil groups in Ridley Park and vicinity are classified as “Made Land” – relating to soil mixtures and/or fill that no longer possess their natural properties due to human disturbances. Urban fill can consist of any number of different materials, including natural soils brought in from outside locations, construction debris, dredge spoils from waterways, coal ash, and even solid waste in some cases. The amount of Made Land actually present within the study area is likely greater than indicated in the Soil Survey due to subsequent development that has occurred throughout recent decades.
The remaining soils, found mostly within the stream valleys, are predominately silt loams, which are moderately deep and well drained. This combined with their generally nutrient-rich characteristics makes them suitable for gardening and agriculture. Most are considered to be either hydric soils or soils with hydric inclusions, meaning that they are saturated for prolonged periods throughout the year. This makes them important indicators for wetland formation, particularly along stream banks.
Topography is a function of the nature and severity of slopes in a given area. Ridley Park is generally flat, although pockets of steep slopes exist along portions of Little Crum and Stony creeks (see Map 3-3). Steep slopes are very sensitive to disturbance, making their preservation important. Development on steep slopes often removes stabilizing vegetation, leading to erosion. Where slopes occur along creek valleys, as is the case in the Ridley Park, this erosion contributes to sedimentation of the creeks and Ridley Park Lake. In addition, the lack of vegetation increases stormwater runoff, which can The natural environment is increase downstream flooding. Construction on steep an increasingly important consideration in the slopes can also negatively impact their structural comprehensive planning integrity and visual character. Ridley Park does not process. have an ordinance regulation development along steep slopes.
Woodlands and Agriculture Section 603(f) of the State MPC affirms that a zoning ordinance must be designed to “preserve prime agriculture and farmland considering topography, soil type and classification, and present use.” Given that land in Ridley Park is largely developed, remaining wooded areas are small and limited to undeveloped land in parks and on steep slopes along stream valleys. Despite the presence of large, historic trees and small wooded
41 Part A — Background CHAPTER 23
areas in parks and stream valleys, the Borough does not possess any “woodland” areas. Woodland soils (FI & FII) do, however, line small portions of the banks of both Little Crum and Stony creeks. Similarly, small pockets of prime agricultural soils exist within Ridley Park (along Stony Creek) but are not utilized for farming.
Vegetation found within even the smallest woodland areas provides important food and habitat for birds, mammals, and other wildlife. Along stream banks, tree canopy shades the water from the sun’s rays, resulting in cooler temperatures and higher dissolved oxygen levels necessary to support a healthy stream ecosystem. Wooded areas also provide excellent recreational opportunities for local residents while reducing the “urban heat island” effect and improving air quality. As evident in Ridley Park, trees help to enhance community character and provide visual relief from the built environment.
Wetlands The Environmental Protection Agency (EPA) defines a wetland as “an area that is regularly saturated by surface water or groundwater and is characterized by a prevalence of vegetation that is adapted for life in saturated soil conditions." Often considered the kidneys of a watershed, wetlands perform a critical role in the health and function of natural systems. Acting as a giant sponge, wetlands have the ability to reduce localized flooding by absorbing and storing floodwaters, while simultaneously improving water quality, as toxins and excess nutrients settle out and the water is filtered by specially adapted vegetation. In addition, wetlands are valuable and increasingly threatened habitats for important plant and animal species. They also provide great opportunities for environmental Often considered the kidneys of education and passive recreation. Wetlands are a watershed, wetlands perform invaluable resources, especially in more a critical role in the health and urbanized areas where the resiliency of the function of natural systems. natural environment has been compromised.
There are a limited number of wetlands identified in the National Wetlands Inventory (NWI) -1991, mostly located in low-lying lands adjacent to streams. Map 3-4 shows the location of wetlands and other water features in Ridley Park Borough. Additional, seasonal wetlands may also be found in areas with hydric soils (where the water table is less than five feet deep), hydrophytic vegetation (vegetation in or near water), or where there is other evidence of hydrology (water). Hydric soils and soils with hydric inclusions exist within Eastlake and Recreation parks, respectively, and in pockets throughout the Borough, particularly along the banks of Little Crum and Stony creeks. Although not included as wetlands in the NWI inventory, these areas should be considered as such for purposes of conservation and habitat restoration.
Natural Areas The Natural Heritage Inventory of Delaware County, Pennsylvania Update 2011 (NHI) is a comprehensive study of key natural areas throughout the County. The NHI documents the location of the habitat and provides an overview of its historic extent, known species of concern, threats to its survival, and recommendations for how to conserve and enhance the area. Though small pockets of valuable habitat exist throughout the Borough, there are no major natural areas noted in the Inventory.
42 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
The Borough is, however, considered part of the “supporting landscape” for a handful of very important natural areas nearby. The Stony Creek stream valley runs south through the eastern portion of the Borough before converging with Darby Creek. Therefore, what happens there has an effect on the quality of the Darby Creek Mouth Mudflat [#32/ pg.166 in NHI] and the John Heinz National Wildlife Refuge (JHNWR) [#36/ pg.187 in NHI]. Similarly, Little Crum Creek (which runs through the western portion of the Borough) is part of the supporting landscape for the tidal wetlands found at the mouth of Ridley and Crum creeks [#31/ pg. 256 in NHI].
The freshwater tidal marshes and mudflats found in these downstream locations are examples of very diverse biological habitats, as well as some of the most imperiled habitats at the state level. This marshy habitat once covered thousands of acres along the Delaware River and farther inland. Plant and animal species that call these areas home are found nowhere else in the Commonwealth and are increasingly threatened at the regional and national level.
Ridley Park Lake, though an important community amenity in its own right (and one that provides notable wildlife habitat in the Borough), was not listed in the NHI. The lake is not a natural area in the traditional sense, as it was created by the impoundment of Little Crum Creek. The lake is part of the same supporting landscape as the creek, making what happens in the pond of great importance to downstream habitats.
Water and Hydrologic Issues The Borough lies on the cusp of the Crum and Darby Creek watersheds. The eastern portion lies within the Stony Creek sub-watershed (tributary to Darby) and the western portion lies within the Little Crum Creek sub-watershed, a tributary to Crum (refer to Map 3- 4). Stony and Little Crum creeks have their respective headwaters in Springfield Township and Swarthmore Borough and flow in a southerly direction through the Borough before converging with their respective main stems just across the border in Ridley Township. Darby and Crum Creeks, in turn, flow to the Delaware River.
Little Crum and Stony creeks are small tributary streams and have generally low base flows during dry weather. During heavy rain events, however, the creeks swell to accommodate the increased flows coming downstream. These increased flows can result in localized flooding and deposit trash and debris along the banks of the creeks. The stream banks are also threatened by invasive species, such as Japanese knotweed, which chokes out native plant species. Stream cleanups, invasive removals, and other efforts to restore stream banks and streamside buffers can increase flood carrying capacity while restoring the creeks to a healthier, Stony Creek by E. Hinckley Avenue
43 Part A — Background Streams Lake Wetlands 100 Year Floodplain k e Significant Habitat re Ridley C 15% to 24% e ttl m Township i u 25% or greater L r C
Roads E. RODGERS ST
Hydric Soils RUSSELL ST TASKER ST CK ST HANCO
ST LINDSAY ST Soils wtih Hydric Inclusions SSELL Y ST MICHELLST BUSE ST E. RU MORTON AVE POMERO S ST GER ROD y Prime Farmland Soils (classes I, II, & III) HAVERFORD RD W. n TOME ST ST o BARKER t e k CHESTNUT ST S e Woodland Soils (FI &F2) Cr HARRISON ST PARK ST Supporting Landscape RD HILLSIDE W. DUPONT ST N. SWARTHMORE AVE Municipal Boundaries ST THAYER
PENN ST ST LESLIE E . WA SHAW RD C RD O S ST KENNEY N T
FREE ST W. WARD ST E STI EY AV TUT E. RIDL NICHOL IO SO N
N AV C R R E E D Y AV U LE . RID M Y AVE W E. HINCKLE L Y WEST RD
BONSALL RD N D
N P U
E O ROSEMONTAVE T
Stony Creek R P T S BART D O LE GILBERT RD L ALNUT T TT AVE A W N
R
ST NEVIN ST NEVIN
W S TILES AVE A
L K JOHNSON AVE
Creek Crum
MCCORMICK AVE MCCORMICK COM ERFORD AVE CHESTER PIKE BURKE AVE DEAKYNE AVE
H E LAWARE AVE T DE L Z A E D
L O
R M D RIVERVIEW AVE U
S Prospect STEWART AVE STEWART
A
V PARTRIDGE AVE PARTRIDGE Park E INTERSTATE 95 Borough
Cru C m Eddystone reek Borough
0 0.125 0.25 0.5 Miles ±
NOTES: Disclaimer This map is for analytical Tinicum Prepared by 1. NWI - Wetlands purposes only. The reliability Delaware County Ridley Park Map 3 - 3 of this map depends on the Township 2. NRCS - Woodland Soils, Steep Slope Soils, Farmland soils Planning Department 3. FEMA - Floodplain accuracy of the underlying Borough Natural Features data sources which have not 2014 4. WPC - Significant Habitat & Supporting Landscapes been verified.
Tinicum Township Streams k Municipal Boundaries e re C Lake Ridley e ttl m i u Township L r Wetlands C
100 Year Floodplain E. RODGERS ST
RUSSELL ST TASKER ST Roads CK ST HANCO PERRYST ST LINDSAY ST MICHELLST SSELL ST BUSE ST E. RU MORTON AVE POMEROY Hydric Soils S ST GER ROD y HAVERFORD RD W. n Soils with Hydric Inclusions TOME ST BARKER ST to k CHESTNUT ST S ee Cr HARRISON ST Watersheds PARK ST RD HILLSIDE W. DUPONT ST N. SWARTHMORE AVE
Darby Creek ST THAYER
PENN ST ST LESLIE Stony Tributary to Darby E. WA SHAW RD RD S ST KENNEY T Little Crum Tributary to Crum FREE ST W. WARD ST AVE E. RIDLEY NICHOL SO
N C
R R VE
U D A IDLEY . R M KLEY AVE W E. HINC L Y
WEST RD BONSALL RD N
D N P U E O ROSEMONTAVE T R P T Stony Creek BART D O S L LET GILBERT RD ALNUT T T AVE A W N
R E
NEVIN ST NEVIN V A S W S R T ST Prospect LE ILES AVE A EL L . S K W JOHNSON AVE Park
Crum Creek
MCCORMICK AVE MCCORMICK COM Borough ERFORD AVE CHESTER PIKE BURKE AVE DEAKYNE AVE
H
E
T DELAWARE AVE L Z A E D
L O
R M D RIVERVIEW AVE U
S STEWART AVE STEWART A
V PARTRIDGE AVE PARTRIDGE INTERSTATE 95 E
Cru C m reek
Eddystone Borough 0 0.125 0.25 0.5 Tinicum ± Miles Township
Disclaimer NOTES: This map is for analytical Prepared by 1. FEMA - Floodplains purposes only. The reliability Ridley Park Map 3 - 4 Delaware County 2. PASDA - Watersheds of this map depends on the accuracy of the underlying Planning Department Borough Water Resources data sources which have not 2014 been verified. Tinicum Township CHAPTER 23
natural state.
Another key hydrologic feature, and perhaps the most prominent asset of the Borough, is Ridley Park Lake. As mentioned, the lake consists of a small impoundment along Little Crum Creek and serves as the centerpiece for Eastlake Park. In the 1980s, the Borough recognized the need for a long-term maintenance strategy to preserve the Lake.
Like the creeks, the lake is victim to the cumulative effects of stormwater runoff and siltation from upstream land uses. The high volume of stormwater runoff often leads to flooding that results in property damage and water quality problems. These higher volumes of water coming downstream can scour away stream banks. In the case of the lake, this sediment and other suspended solids from development and stream erosion are deposited as the stream channel opens into the lake and the water slows. In a sense, the lake acts like a giant sediment trap. As a result, several initiatives to mitigate stormwater impacts and promote water quality have been undertaken by the Borough in collaboration with the Chester Ridley Crum Watershed Association (CRC) and Swarthmore College.
In addition to the various natural functions they serve, streams, ponds, and other natural features can be aesthetically pleasing and serve as valuable community assets if properly maintained. For more information on Ridley Park Lake and Eastlake Park, refer to Chapter 4.
Floodplains When precipitation generates more runoff than watercourses can accommodate, streams spill over their banks and drain to adjacent low-lying areas. This condition is known as flooding, and it is a natural function of stream ecosystems. As this process occurs repeatedly over time, it creates a natural overflow area called a floodplain. Floodplains play an important role in maintaining water quality and supply. Similar to wetlands, they can store floodwaters, releasing the water slowly while recharging groundwater and filtering out pollutants. Floodplains can also provide valuable plant and wildlife habitat.
Any alteration of a floodplain, such as damming, stream diversion, or development, can disrupt natural flow regime and drainage patterns in a given area. Such disturbances can threaten the health and safety of residents by increasing the level of flooding. Development, particularly in the floodway, can result in structures and debris being washed away by moving Diagram of a floodplain floodwaters. [Source: FEMA]
Floodplains are the most common natural feature regulated by municipalities. In 1968, Congress passed the National Flood Insurance Act, providing federally subsidized flood insurance for structures that lie within floodplains. This was followed by Act 166, enacted by the State General Assembly in 1978, which requires flood-prone communities to regulate
46 RIDLEY PARK comprehensive plan EXISTING CONDITIONS uses and activities within the floodplain through local ordinances meant to prevent loss of life and property.
Floodplain development in the Borough is regulated through a freestanding floodplain management ordinance that complies with state and federal requirements. This ordinance qualifies the Borough to participate in the National Flood Insurance Program (NFIP), which enables property owners in the floodplain (or flood hazard area) to purchase federally backed flood insurance.
In Ridley Park, floodplains conform tightly to the narrow stream valleys in both the eastern and western portions of the Borough. In Eastlake Park, the 100-year floodplain envelopes Ridley Park Lake and encompasses most of the open parkland surrounding the lake. Both Stony and Little Crum creeks benefit from tree cover along their banks, and remain relatively free from obstructions despite fairly dense development immediately adjacent to them. Due to the notable steep slopes that exist along the stream valleys, there are relatively few houses that actually lie within the floodplain.
Despite this, residents still experience flooding from both natural and man-made causes. The Comprehensive Plan Task Force (CPTF) identified several areas within the municipality that frequently experience flooding. These include the 300 block of E. Rodgers Street, Henderson Avenue near the rail right-of-way, and the intersection of Partridge and Baldwin Avenues in the southwest portion of the Borough. Other problem areas include the roads ringing Eastlake Park where the curb is less than six inches high (due to resurfacing). In times of heavy rain, storm drains and catch basins become clogged with debris, causing the water to top the curb and sheet flow down the hill toward the lake.
Stormwater Management Stormwater, as defined by the Stormwater Management Act of 1978 (PA Act 167), is any “drainage runoff from the surface of the land resulting from precipitation, including snow or ice melt.” Although stormwater runoff occurs naturally, its quality, quantity, and velocity can be drastically influenced by construction and other land development activity. Typically, the more impervious surface (paving, buildings, etc.) within a watershed, the less precipitation is able to percolate into the ground. This results in stormwater runoff flowing overland and into streams. This runoff, which picks up oil and gasoline deposits from parking lots and driveways, road salts, and other chemicals from streets and lawns, is a primary source of non-point pollution in waterways. This phenomenon is further exacerbated when trees and other vegetation are removed, thus not only limiting the ability for the water to be absorbed and filtered, but also decreasing the stability of the soil which can lead to sedimentation issues in local waterways.
A major objective of the Act 167 program is to ensure that the maximum rate of stormwater runoff is no greater after development than before. The Act also seeks to manage the quantity, velocity, and direction of stormwater runoff in a manner that protects health and property. This is accomplished through the preparation of watershed-wide stormwater management plans (SWMP) that take a comprehensive approach to stormwater management by considering the effects of runoff on the entire watershed and its watercourses. The Pennsylvania Department of Environmental Protection (DEP) requires stormwater management plans to place an emphasis on on-site management and address
47 Part A — Background CHAPTER 23
stream bank erosion, groundwater recharge, overbank flooding, extreme events, and water quality through the use of best management practices (BMPs).
The Act requires Pennsylvania’s counties to prepare stormwater management plans (SWMP) for each state-designated Act 167 watershed within its boundaries. Municipalities in these watersheds must adopt stormwater management regulations consistent with the plan, which contains a model ordinance. All of Delaware County’s four major watersheds have Act 167 SWMPs in place. In 2012, Ridley Park adopted the model ordinance from the Crum Creek Watershed Act 167 Stormwater Management Plan municipality-wide, for both Crum and Darby Creek portions of the Borough. The Crum Creek Plan and model ordinance provides updated guidance for managing stormwater on both small and large scale sites. The ordinance also satisfies NPDES requirements including stormwater inspection, operation, and maintenance provisions.
Water Quality Due to its importance for maintaining the health of humans and nearly all other living things, water quality is a key indicator for quality of life. Sources of water pollution are generally categorized as either “point” or “non-point.” Point sources are identifiable and confined, such as discharges into waterways from sewage treatment plants and factories. Non-point sources are generally diffuse and unconfined, and occur when rain washes oil, litter, fertilizers, or animal wastes from streets, parking lots, and lawns into local waterways. Since storm sewer outlets are known contributors of pollution, various federal and state permitting programs now regulate some (previously) non-point storm sewer discharges as point sources as part of the National Pollutant Discharge Elimination System II requirements.
This is recognition that the streams’ water quality is most greatly impacted by the land uses within its watershed and that activities of one municipality can impact the water quality of other communities downstream. Therefore, the most effective way to manage water quality is through a watershed-based approach in which municipalities work together The most effective way to to ensure the health of their streams within a manage water quality is through watershed. a watershed-based approach, in which municipalities work Under section 303(d) of the 1972 Clean Water together to ensure the health of Act, states are required to develop lists of their streams within a watershed. impaired waters within their jurisdiction. DEP’s 2012 Integrated Water Quality Report indicates that sections of Little Crum and Stony creeks are impaired in maintaining flora and fauna indigenous to healthy aquatic habitats. Suspected sources of pollution include urban runoff and storm sewers, siltation, and habitat modification (see Table 3-10).
As required by the Clean Water Act, there is an ongoing process at the state level as DEP works with counties, municipalities, and regional environmental agencies to establish realistic thresholds for the reduction of pollutants entering waters of the Commonwealth. A total maximum daily load (TMDL) determines how much of a certain pollutant can enter the water body from point and non-point sources and still allow streams to meet their designated uses. Given the documented impairment of streams within the Borough and the surrounding area, DEP may someday develop TMDL limits in the coming years to improve 48 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
TABLE 3-10 WATER QUALITY IN RIDLEY PARK CREEKS Creek GNIS ID/ Reach Code Designated Use Attaining Use 01179518/ Warm Water Fishery Little Crum Creek Impaired 2040202000287 (WWF) Urban Runoff/Storm Sewers – Cause Unknown Source Causes of Habitat Modification – Other Habitat Alterations Impairment Urban Runoff/Storm Sewers – Siltation Urban Runoff/Storm Sewers – Water & Flow Variability 01188765/ Warm Water Fishery Stony Creek Impaired 2040202003119 (WWF) Urban Runoff/Storm Sewers – Siltation Source Causes of Impairment Urban Runoff/Storm Sewers – Cause Unknown Urban Runoff/Storm Sewers – Water & Flow Variability Source: PA Department of Environmental Protection water quality. As mandated by Act 167, the Borough has enacted an approved stormwater model ordinance that was a part of Crum Creek SWMP.
Watershed Protection and Coordination There are several watershed-based programs and initiatives underway in the Borough. In addition to compliance with the various regulatory programs aimed at protecting the environment and improving watershed health, Ridley Park has been involved in various stream studies and cleanups sponsored by volunteer watershed groups such as the Chester- Ridley-Crum (CRC) Watersheds Association and Darby Creek Valley Association (DCVA). The Borough has also worked with its municipal engineer and Swarthmore College to assess and alleviate environmental issues surrounding Eastlake Park and local creeks.
Rivers Conservation Plans (RCPs) have been developed for the Darby and Crum Creek watersheds. These plans, published in 2001 and 2005, respectively, can be thought of as comprehensive plans for watersheds, including portions of Ridley Park. These plans include inventories of the existing cultural, biological, land, water, and recreational resources within the watershed. The RCPs also feature an analysis of the various issues affecting watershed resources and make recommendations for how to conserve and enhance them.
ENVIRONMENTAL PROGRAMS & INITIATIVES
Brownfields Human activity and land use practices can have an enormous impact on land and water resources. Certain land uses, such as commercial and industrial activities in particular, can leave lasting effects that can be felt for years, even after the activity has ceased. The possibility exists that through past disposal practices, storage methods, or accidents involving materials that could be considered hazardous by today’s standards, certain properties in the Borough may be contaminated with hazardous materials. Such sites, which are or are believed to be contaminated, are most commonly known as brownfields. Though there are currently no known brownfields in Ridley Park Borough, there are at least a few properties which have been noted by the Task Force as being potentially contaminated.
49 Part A — Background CHAPTER 23
Energy efficiency Municipalities are exploring means to cut energy usage and focus on renewable sources – for both their own activities and for those of their residents. Reasons behind such initiatives include concerns about rising energy costs, energy security, greenhouse gas emissions, and climate change. Combined with increased public awareness, this has led to pressure on municipalities to become more environmentally friendly in their operations. Innovative solutions are available for communities seeking to achieve cost savings and reduce their environmental footprints. The Borough can build off of existing efforts to conserve energy, including the high efficiency HVAC and lighting improvements at the Borough Hall, police station, and firehouse.
Additionally, the Borough should consult the County’s energy toolbox, which guides municipalities in shaping Municipalities are exploring energy-efficiency programs for residents, businesses, means to cut energy usage and municipal services. Using the toolbox can help and focus on renewable the Borough pinpoint areas where it can save money sources – for both their own by using energy-efficient fixtures or explore installing activities and for those of of solar panels on municipal buildings. their residents.
Coastal Zone Management Program This Program provides federal funding opportunities, distributed through DEP, for projects in the Delaware Estuary Coastal Zone that meet the required funding criteria. The Coastal Zone Management (CZM) program funds projects that address the following program policies: coastal hazard areas, dredging and spoil disposal, fisheries management, wetlands, public access for recreation, historic sites and structures, port activities, energy facilities placement, intergovernmental coordination, public involvement, and ocean resources, among others.
Thirteen Delaware County municipalities are located in the federally designated coastal zone. Though not traditionally considered a coastal community, a small piece of Ridley Park (southwest corner of the Borough, near Catania Brothers Park) is included in the CZM boundary because of its proximity to Crum Creek, which drains to the Delaware River. These municipalities, along with the Delaware County Planning Department, local industry leaders, and environmental and civic organizations, convene the Delaware County Coastal Zone Task Force (CZTF). The group serves as a forum for discussion and information sharing among the coastal stakeholders regarding common environmental and planning issues. Coastal Zone municipalities in Delaware County (Any municipalities included inside red outline) The Task Force has proven to be an important facilitator in revitalization
50 RIDLEY PARK comprehensive plan EXISTING CONDITIONS efforts and for coordinating grant-funded projects. To date, Ridley Park has not participated in the CZTF, most likely related to its limited land area within the zone.
Environmental Advisory Councils Ridley Park currently does not have a municipal Environmental Advisory Council (EAC). An EAC is group of 3-7 community residents, appointed by local elected officials, that advises the local planning commission, elected officials, and other boards and committees on the protection, conservation, management, promotion, and use of natural resources within its borders. Under Pennsylvania law (Act 177 of 1996, originally Act 148 of 1973), an EAC is given a framework to operate within, rather than a list of specific duties or programs to undertake, which allows an EAC the flexibility to serve any number of important functions.
An EAC could be an important vehicle for implementing the initiatives and recommendations laid out in this Plan, particularly those pertaining to energy efficiency, water quality, and natural features preservation. An EAC can also serve as an important liaison between local watershed (and other) groups and the governing body and can help to pursue grants funds for projects throughout the community.
Ridley Park has been fortunate to receive a great deal of support from active civic groups over the years. While Ridley Park has an active recycling program and a Shade Tree Commission that fulfill some of these traditional EAC roles, the Borough could take advantage of this opportunity, perhaps working together jointly or with a neighboring municipality such as Ridley Township and/or Prospect Park Borough, to form and adapt an EAC to local issues.
3.8 PARKS, RECREATION & OPEN SPACE
A variety of active and passive open spaces exist within the Borough, including athletic fields, playgrounds and natural open space areas. The Borough has five mini-parks (less than one acre in size), two neighborhood parks (2-9 acres), and two community parks (10+ acres). Most of these facilities are municipally owned although open space, park, and recreation facilities are also provided through the use of school district-owned ballfields, playgrounds, and courts. Additionally, there is a privately owned swim club and other open space land within the Borough.
The Borough has been active in promoting and maintaining its park and open space amenities. In 2013, with help from the Shade Tree Commission, the Borough received its 10th Tree City Award from the Arbor Day Foundation for its efforts.
EXISTING PARKS & OPEN SPACE FACILITIES
Ridley Park owns and maintains eight public parks and two other undeveloped “natural” open spaces. All parks in the Borough are highly used, but none of the play equipment or facilities are in urgent need of repairs; however, opportunities exist for improvements to the Borough’s parks, which has been an ongoing priority.
51 Part A — Background CHAPTER 23
TABLE 3-11 OPEN SPACE AND OUTDOOR RECREATION FACILITIES Owner Name Location Acres Facilities Designation Lake, wooded areas, parking Constitution Avenue, W. lot, passive open space, Eastlake Park Ridley Avenue, and Glenlock 13.74 baseball field, walking trail, Community Park Road historic boathouse, pumphouse
Recreation Play areas, basketball court, Neighborhood Park Street and Thayer Street 5.86 Park volleyball court Park
Basketball court, tot lot, Collier Circle and Hetzel Neighborhood Hetzel Park 2.31 passive open space, walking Road Park trail
E. Hinckley Avenue, adjacent Basketball court (4 hoops), Bonnes Park to SEPTA tracks and behind 0.97 Mini Park lawn areas houses on Burk Avenue
Triangular park at road Spirit of Sellers Avenue and Felton intersection, benches, brick 0.85 Mini Park America Park Street pathways, plantings and flagpole Ridley Park Borough Veterans Park East Ridley Avenue 0.71 Lawn, memorials, trees Mini Park
Nevin Street Nevin Street and W. Hinckley Trees, lawn, open and 0.62 Mini Park Park Avenue passive
South side of E. Ward Avenue Tome Street across from its intersection Park (Firehouse 0.60 Tot lot, open and passive Mini Park with Tome street at the Park) firehouse
Between Ridley Avenue and Stony Creek SEPTA rail line along Stony 6.90 Wooded open space, stream Open Space Open Space Creek
W. Ridley Avenue on Little Little Crum Crum Creek, south of Ridley Creek Open Park Lake, and behind 1.90 Wooded open space, stream Open Space Space Borough Maintenance Building
52 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
Community Between Interstate 95 and Play areas, pavilion, basketball Delaware Catania Park Route 13, on Ketcham Avenue, 14.87 court, volleyball court, tennis Brothers Park County and along Little Crum Creek courts, baseball fields
School Ridley Ridley Middle Running track, lacrosse/hockey School and Constitution Avenue, Free and field, tot lot, basketball court, Park School 14.09 Lakeview DuPont Streets football/soccer field, baseball District Elementary diamond
Taylor Chester Pike and Stony Creek, Wooded open space, lawns, Open Community n/a adjacent to Taylor Hospital stream Space Foundation Private Ridley Park Swarthmore Avenue at railroad Swimming pool, basketball court, 4.96 Club Open Swim Club tracks and Little Crum Creek volleyball court Space Behind homes on Burk Avenue Burk Avenue Open at the borough boundary with 1.19 Wooded open space Open Space Space Prospect Park Borough
Source: DCPD, 2013
The parks are spatially distributed fairly evenly throughout the Borough. Most residents live within a 10-15 minute walk of a Borough park or one just across its border, although Chester Pike and Stewart Avenue could be perceived as barriers to access to all of the Borough’s parks for the neighborhoods south of Chester Pike. Map 3-5 shows the location of existing parks and open space areas listed in Table 3-11.
Borough-owned Mini-parks Mini-parks in the Borough are defined as about one acre or less that may contained amenities such as basketball courts, as is the case with Bonnes Park. Sometimes they are gateway-type parks, meant as visual relief provided by attractive landscaping, as with Spirit of America Park. Veterans Park is a monument park near the library containing several memorials, an open lawn, and shade trees.
Nevin Street Park is an open lot containing trees and lawn but no formal recreational amenities. An after-school program for games such as soccer takes place at Nevin Street Park. Tome Street Park (or Firehouse Park), located next to the firehouse and near Borough Hall, contains a playground and swing set for small children and a small field for tee ball. These are excellent amenities for parks of this size. The Borough-owned land previously known as Elm Park at the northwest corner of Chester Pike and Sellers Avenue has Spirit of America Park received a Suburban Greening been vacant for some time and is not used Award from the Pennsylvania Horticultural Society in 2004. as a park.
53 Part A — Background CHAPTER 23
Borough-owned Neighborhood Parks Neighborhood parks in the Borough are classified in the size range of two-to-nine (2-9) acres. The two parks classified as “neighborhood parks” feature active recreation facilities.
Recreation Park Recreation Park is mainly an active recreation area, where events such as cheerleading, baseball, softball, and football practices take place. The fields are adorned with a few clusters of large shade trees. This Borough park is a long, roughly rectangular shape and is bounded by residential streets. One of the most pressing issues is the lack of a path for residents to walk around the park. Currently, patrons are forced to walk in the street if they wish to circle the park on a flat, hard surface. A nearby streetlight that stays on all night provides some light for ball playing, but the noise from play persists very late at night. Looking west in Recreation Park Borough residents have discussed the need for a timed light around the park to discourage late-night park patrons drawn to the basketball court.
Hetzel Park Hetzel Park is located on land south of Chester Pike that is adjacent to the County-owned Catania Brothers Park. A wooded area separates it physically from Catania Park. Amenities in the park include a four-hoop asphalt basketball court, an unmarked remnant paved area, and an aging playground structure. The entrance to the park is an unmarked driveway on Hetzel Road. The park is abutted by two open parcels of mowed lawn and shade trees bordering Stewart Avenue and I-95. Some, but not all, of the adjacent backyards have fences at the property line.
Borough-owned Community Parks A community park is the largest type found in Ridley Park. A community park is defined as a multi-use park over 10 acres in size.
Eastlake Park Located on the west side of the Borough, adjacent to Lakeview Elementary School and Ridley Middle School, the 13.74-acre Eastlake Park is a centerpiece of the Ridley Park community. It includes both active and passive recreation areas and is a place for walking, experiencing nature, lake activities, special events, and organized sports. Its special use feature is the lake itself, which makes it an attractive place for outdoor community events. Issues and future initiatives concerning Eastlake Park are discussed in Chapter 4.
Borough-owned Undeveloped Open Space Ridley Park Borough owns two tracts of open space that are maintained in a natural, unmanaged state and are not developed with any recreational amenities.
54 RIDLEY PARK comprehensive plan EXISTING CONDITIONS
Little Crum Creek Open Space The Borough owns approximately two acres of wooded area behind its maintenance building on West Ridley Avenue. This open space serves as valuable stream buffer for Little Crum Creek after it exits Ridley Park Lake through its dam. There is currently no means of public access to this property.
Stony Creek Open Space Recently, the Borough was given the opportunity to acquire a stream valley open space property between East Ridley Avenue and the SEPTA/Amtrak rail right-of-way. The property contains wooded areas on both sides of Stony Creek but currently has no means of public access.
Other Parks & Open Spaces Catania Brothers Park The Borough’s only County-level park exists under a lease between Delaware County, the Ridley Park Athletic Association, and Ridley United Soccer. As per the agreement, the County mows the grass at the park. The athletic clubs were able to fund and build new field lighting and develop the athletic fields. There are currently plans to remove the tennis courts to make room for two new ball fields. The park contains a picnic pavilion, maintenance building, and batting cages. There is also an unused tunnel under Catania Brothers Park Interstate 95 that connects to a an open space at the Boeing Company. In 2009, the County allowed Ridley Park to build its new police station on the section of the park closest to Chester Pike.
Ridley Middle School and Lakeview Elementary School Ridley Middle School has its own athletic fields that are used for sporting events and physical education classes. The running track is open to the public after school hours, unlike the athletic fields on the lake side of the school. Lakeview Elementary has a paved schoolyard and a small playground area.
Ridley Park Swim Club Established in 1960, the Ridley Park Swim Club is a member-supported business. The property contains the main pool with diving boards, a baby pool, basketball courts, swings, and a snack bar. In addition to casual swim time, competitive swimming and diving teams are based at the Swim Club. In the offseason, a paintball business is run on the site to raise additional funds to operate the Swim Club.
Taylor Community Foundation Open Space Approximately 13 acres next to the Taylor Hospital is under the ownership of the Taylor Community Foundation. This land contains wooded stream valley open space along Stony
55 Part A — Background
Ridley Township
Prospect Park Borough
y n k e o t e S r C
l e itt e k L C r e u m r C ¹
Crum Cr eek Eddystone Borough Prepared by Delaware County Planning Department 2014
Tinicum Township EXISTING CONDITIONS
Creek, as well as the Taylor Hospice building and parking areas for the hospital fronting on Chester Pike.
Burk Avenue Open Space Undeveloped open space remains behind homes on Burk Avenue that was set aside as communal space at the time of their development. The wooded land is owned collectively by the homeowners and has no road frontage.
Parks outside of Ridley Park Borough (Accessible to Residents) Moore’s Lake Park touches Ridley Park’s northeastern boundary. It contains land in Prospect Park Borough and Ridley Township and is a neighborhood park with athletic fields, basketball courts, trails, a tot lot, and a pavilion. The park contains a section of Stony Creek.
Two other Prospect Park Borough parks are located near the Ridley Park municipal boundary. Park Square is a passive neighborhood park comprising one block of land and containing a performance gazebo, tot lot playground, benches, and a picnic area among large shade trees. The park is located two blocks east of Burk Avenue. Witmer Field is a neighborhood park comprised of four baseball fields, playground, basketball courts, batting cages, and a snack bar. It is located two blocks south of the southeast boundary of Ridley Park.
West Road Park, a Ridley Township mini-park, can be seen from the front yards of Ridley Park Borough homes across West Road (only back yards and side yards of Ridley Township homes overlook the park). This tot lot and open field mini-park contain a swing set, slide, and playground amenities on a mulched surface surrounded by an area of mowed lawn. Also in Ridley Township, just off of the Swarthmore Avenue corridor south of Chester Pike, is the Nassau Swim Club (which also contains athletic fields and a playground), Willow Park (softball fields and open space), and the Ridley Township Municipal Marina.
RECREATION PROGRAMMING
Existing Recreation Opportunities and Special Events The Recreation Board plans summer programs and special events. As of 2010, activities offered through the board include baseball, basketball, cheerleading, field hockey, football, lacrosse, softball, soccer, volleyball, and wrestling. Special events organized by the Board include the Victorian Town Fair in Eastlake Park (in September) and the Fourth of July Games. The Board’s funding is split evenly by the Borough and through fundraising.
Borough events are also organized by Main Streets of Ridley Park. The group attracts thousands of area residents to an annual Hot Rod and Classic Car Show that also features a food festival and bands. The Ridley Park Business Association is active in organizing the annual Halloween Parade, Santa’s Arrival, and an Easter Egg Hunt.
The Ridley Park Athletic Club (RPAC) is a volunteer non-profit youth organization serving the young people of Ridley Park. Team sports offered include baseball, softball, football, and cheerleading for children beginning at age five. These activities are organized by volunteer
57 Part A — Background CHAPTER 23
directors and coaches. The club utilizes Recreation Park, Catania Brothers Park, and Eastlake Park for most of its activities.
Additional recreation programs are offered to Ridley Park residents by the Ridley United Soccer Club, Ridley Township and the Ridley Area YMCA in Secane, Ridley Township.
58 RIDLEY PARK comprehensive plan RIDLEY PARK comprehensive plan
ENHANCE EASTLAKE PARK 4 & RIDLEY PARK LAKE CHAPTER 4 Enhance Eastlake Park & Ridley Park Lake
— GOAL — Enhance and maintain Eastlake Park in a way that balances the environmental, recreational, and cultural needs of the community and preserve the park as a centerpiece of the Borough for future generations.
4.1 INTRODUCTION
The 13-acre Eastlake Park and four-acre Ridley Park Lake are the centerpieces of Ridley Park, serving as a gathering place, hub of recreation, and visual focal point of the original planned community. Originally known as Crum Lynne Lake, Ridley Park Lake is a dammed, man-made lake designed by landscape architect Robert Morris Copeland for his plan of Ridley Park. It was designed as a central feature to entice businessmen and families to move to Ridley Park at a time when the combination of rural and urban amenities was considered a novel idea. By 1875, the lake was dredged on Little Crum Creek, a run off Crum Creek. The lake and park were created from a 100-acre, trapezoidal parcel owned by W.G. Tranor. The parcel ran east to west (contrary to the surrounding rectangular north-south parcels), bisecting Little Crum Creek, and contained two buildings, most likely a farmstead and barn.
Tranor Farmhouse The William Tranor farmhouse may be the only example left of the many 18th–century stone farm dwellings that once existed in Ridley Park. The datestone on the house incorrectly labels it 1670. The house was actually built c. 1780, by Andrew Hamilton. It was eventually bought by David Tranor in 1802. In 1806, he extended the home by building the north section of the house. During the 1870s, the grandson of David Tranor sold half of his estate to the Ridley Park Association, and the lake and park was developed around 1875. The park and its environs were used for recreational activities including boating, swimming, golf, and cricket. A Ridley Park Country Club, boasting a 9- hole course, was created. The park around the lake was further developed in the 1930s as part of a Works Progress Administration (WPA) project.
60 RIDLEY PARK comprehensive plan EASTLAKE PARK & RIDLEY PARK LAKE
Since the 1930s, Eastlake Park has become a focal point of Ridley Park’s passive and recreational activities and a symbol for the meticulously designed, early suburban residential community. It is a social gathering place for residents of all ages and the site of increased summer activity, including paddleboats, as well as for wedding and other photos.
Today, most of the park’s boundaries are marked by roads, including Constitution Avenue, Hillside Road, Glenloch Road, and DuPont Street. The park is also bounded by residential properties and a CSX rail right-of-way at its northern corner. The Borough garage property is across West Ridley Avenue from the park and connects to the Little Crum Creek open space property owned by the Borough downstream of the dam. Rodgers Street continues westward Early photograph of Ridley Park Lake (date unknown) as a “paper street” or a Borough [Source: Ridley Park Historical Society] right-of-way that is not marked at the park boundary but is situated between the park and residences on DuPont Street. The Tranor Farmhouse and a group of five other residences (419, 421, 423, and 425 Glenloch Road and 400 Hillside Road) are located within the roads that surround the park.
The launching of private boats is not permitted at present time, but paddle boats are seasonally provided at the dock. The park is intended as a place for family activity and for use by Borough citizens of all ages, and it additionally attracts visitors from outlying areas in Delaware County, though its location in a residential neighborhood away from main thoroughfares keeps it hidden from traffic along major arterial roads.
Major annual events in the park include the Borough’s Victorian Fair in September and the Fourth of July celebration. Because of its location next to two schools, Ridley Middle School and Lakeview Elementary, Eastlake Park attracts children on their way to and from school and sometimes acts as extra space for school activities. The park is home to wildlife such as fish and waterfowl and contains trees and shrubs of various species and ages.
4.2 ISSUES & CONDITIONS
HISTORY OF PLANNING & IMPLEMENTATION OF RECOMMENDATIONS
A Master Plan prepared by distinguished landscape architect George Patton was developed for Eastlake Park in 1980. Several recommendations from the 1980 plan were implemented over the following two decades, including: Replacing the dam and vehicular bridge Installing an aeration fountain in lake
61 Part B — Issues & Priorities CHAPTER 4
Renovating the Pumphouse Installing a service area and brick patio at the Pumphouse Installing a sculpture (Kneeling Fawn) Renovating the Boathouse Installing a boat dock
An elaborate update of the Master Plan was developed in 2001 with Glackin Thomas Panzak Landscape Architects as project consultant. The 2001 Master Plan examined the park holistically and took care in examining and explaining how each recreational and environmental feature impacted or complemented the ones adjacent to them. A number of alternatives were given for specific locations and the design of certain amenities, including six possible gateways and two locations for a pre-school playground. The plan did not go into specific design detail on each amenity or solution. These details were intended to be fully realized by the engineer or designer of the individual elements as they are implemented.
The 2001 Master Plan has been examined as part of the Borough Comprehensive Plan. In some ways, this chapter can be thought of as a revisiting of the 2001 plan. The plan stated: “After ten years, the goals and priorities set forth in this Master Plan should be reviewed again to ensure that they are still meeting the needs of the 2001 Master Plan Update community” (p.26).
While few of the recommended recreational amenities from the 2001 Master Plan have been implemented, for the most part the plan has not been implemented because of the prohibitive costs of many projects; nevertheless, the Master Plan is largely relevant and implementable today. Moving forward, it should still be used as a basis for new park improvement projects. The Borough should also convene opportunities for the public to be involved, such as visioning meetings or other public engagement workshops.
ENVIRONMENTAL FEATURES
As the centerpiece of recreation and Borough quality of life, a healthy Ridley Park Lake and its tributary, Little Crum Creek, are of great importance to Ridley Park. Water quality in the lake is affected by a number of compounding issues that must be addressed in concert to achieve a viable solution. In one way or another, most of these problems revolve around urbanized tributary areas that feed into the park and lake. A basic review of environmental features found within Eastlake is necessary for securing its longevity.
Soils and Topography Soils in Eastlake Park are comprised almost entirely of Wehadkee silt loam (We), a deep, poorly drained soil common to floodplain areas. Combined with excessive stormwater runoff from the significantly steep slopes both in and around the park, this makes for often soggy conditions in much of the park, especially during extended periods of rainfall. The most
62 RIDLEY PARK comprehensive plan EASTLAKE PARK & RIDLEY PARK LAKE dramatic slopes can be found on the west side of the lake along Glenloch Road and in the small wooded area at the northern end of the park, across from Ridley Middle School. In these areas, slopes range from 30 to 40 percent. Steep slope areas contribute to issues of erosion and sedimentation in the lake and stream. As the water washes downhill, it creates small ruts along its path and erodes soil from around tree roots and other objects. The water and eroded soil flow into the lake unimpeded in most cases. Aside from these steep areas, the rest of the park is generally flat, with slopes ranging from zero to 15 percent - making it accessible for a range of park uses.
Floodplain Most of Eastlake Park lies with the 100-year floodplain and is prone to flooding during large storm events as the creek and lake top their banks, spilling over into adjacent land (flood fringe). Additionally, about half of the park lies within the floodway, which is the portion of the stream and floodplain that actively carry floodwaters. Not only do these areas flood more often, but objects located there are liable to be carried away by moving flood waters. This is an important consideration when balancing the natural function of a stream ecosystem with recreational programming and improvements in the park. Flooding creates soggy conditions and limits the usability of the lawn and ball field areas. To counteract this, the Borough has gone so far as to reorient the ball field away from the creek.
Vegetation Much of Eastlake Park is comprised of an open lawn area interspersed with large hardwoods, evergreens, and shrubbery. This not only creates scenic viewsheds throughout the park, but also allows for a mix of park uses to exist. The park’s vegetative features and issues associated with them are outlined in the 2001 Master Plan.
The lawn area extends from the lake toward the northern end of the park, near the ball field. Though the grass is generally lush and well maintained, thinning of the lawn has occurred in certain areas. This is caused by a combination of excessive shade from mature trees, soil compaction from high pedestrian foot traffic, and the foraging of geese and their manure. The lawn creates great access for recreation, though opportunities may exist to maintain it in a more natural state, particularly in areas of higher runoff. This would not only cut back View southeast across the lake on the amount of mowing needing to be done, but also allow these areas to help in mitigating stormwater runoff by slowing and infiltrating runoff. This allows more time for the trees and other plants to uptake the water leaving less to run off into the lake, thereby reducing floodwaters and sediment entering the lake.
63 Part B — Issues & Priorities CHAPTER 4
The park’s stock of large, mature hardwoods include London Plane, sycamore, ash, beech, dogwood, and various oak species. Though the park is not large enough to contain any actual woodlands, there are smaller thickets of trees both in and around the park whose canopies create pockets of shade and wildlife habitat. These areas can be found along the western shore of the lake and at the northern extent of the park where Little Crum Creek enters the Borough. There is also a small thicket just outside the park, downstream from the dam near the Borough garage. Short native shrubs exist along the walking trail and stream bank. Periodic plantings of trees and shrubbery have helped to bolster the canopy and should be continued when possible.
Despite the park’s scenic greenery, there are issues associated with the presence of invasive species (not native to the area) and the lack of riparian buffer (vegetation located along bodies of water), particularly around the lake. Invasive species, such as Japanese knotweed and others are found along the banks of Little Crum Creek. Invasive species can supplant native species, which has a negative impact on delicate stream ecosystems as native species and the creatures that depend on them compete for resources. In 2006, Chester-Ridley-Crum (CRC) Watersheds Association, with the help of local volunteers, conducted a successful invasive plant removal project along Little Crum Creek. However, removal of invasive plants requires near-constant maintenance to keep out unwanted plants.
The lack of an extensive riparian buffer is also an issue for the creek and lake. Buffers can help to filter water entering the stream, protecting it from the effects of adjacent land activity. The existing buffer along Little Crum Creek is minimal. What vegetation does exist is displaced with invasive species. The non-native plants help to form the current buffer, but the stream is in need of greater protection. A vegetated buffer would slow runoff entering the lake while also stabilizing the shoreline and providing crucial habitat to aquatic and non-aquatic species. A buffer also helps to fill areas along the shore of the lake where the grass has completely washed away, creating muddy conditions. Though vital to the health of the lake, a buffer may only be appropriate in specific areas, with priority placed on vegetating areas near steep slopes and where runoff is most problematic.
Wildlife Though Eastlake Park is oriented toward recreation and other human uses, it also provides notable habitat for a variety of common animal species in the area. This is an important consideration given the minimal natural areas of the Borough and its neighbors. Mammals such as squirrel, fox, and groundhogs coexist with song birds, ducks, and geese on land, while fish, turtles, frogs, and other amphibians inhabit the lake. While all creatures are important and serve a vital role in the function of Eastlake Park as a habitat area, Canadian geese and 1930s fireback bench in the background
64 RIDLEY PARK comprehensive plan EASTLAKE PARK & RIDLEY PARK LAKE the Canada goose (a federally protected species) requires special handling. The geese roam freely and feed on the lawn, which combined with their manure adds to its thinning. Additionally, the nitrogen found in their manure washes into the lake and leads to excessive growth of aquatic vegetation and lower dissolved oxygen levels which can affect the ability of fish to survive and reproduce. The Borough has made numerous attempts to control the geese, including enacting an ordinance prohibiting their feeding, applying chemical deterrents to the lawn, allowing the grass around the lake to grow tall, and even using dogs to chase and scare away the geese. Despite this, the issue continues.
Fish, too, are an important species to consider. The lake is populated by carp, sunfish, and catfish. Two shallow spawning areas exist in the park, one on the east side of the park near the footbridge, the other on the west side near the end of W. Ridley Avenue. Improved water quality in the lake will allow for a greater diversity of fish, such as largemouth bass, and other aquatic species to survive.
Hydrologic Features (and Water Quality) Water is an essential feature in Eastlake Park. The lake was created through an impoundment along Little Crum Creek and was originally intended as a sediment settling pond, around which the park was later formed. Interestingly, the lake has become such a prized amenity that it now possesses its own settling pond to help mitigate the effects of siltation. Water quality in the creek and lake are affected by a variety of sources, most of which are related to stormwater runoff. These issues have been explored in great depth in the Coastal Zone Management Program-funded studies completed by Swarthmore College in conjunction with CRC, the latter of which features an action plan with recommendations to address these issues and prioritize their implementation. This includes flood mitigation, stream restoration, riparian buffer, open space, and storm water best management practices (BMP) to be completed throughout the watershed in order to mitigate these issues in a cohesive and comprehensive manner.
Riparian Corridor Best Management Practices (March 31, 2009) http://watershed.swarthmore.edu/littlecrum/Final_Report.pdf
Little Crum Creek Assessment and Action Plan Phase 2 (January 30, 2010) http://watershed.swarthmore.edu/littlecrum/y10_Phase2_Final_Report.pdf
Little Crum Creek Historically, Little Crum Creek has been subject to alteration by nearby residents, including the construction of small ponds and mills along its banks. Today, land development and other activity from a range of land uses in areas upstream from Ridley Park have increased impervious cover. This has led to higher rates of runoff entering the stream, which drains a watershed area of approximately four square miles. These waters not only carry with them excess nutrients and pollutants from the land, but the higher volumes can also scour away stream banks, further exacerbating the sediment load in the stream. This leads to siltation of the stream bed and the formation of mid-channel bars, which reduce the stream’s carrying capacity and creates flooding issues. As the stream channel widens and opens into the lake, the waters slow and deposit the sediments and other debris suspended therein. The sediment basin, which acts as a transition zone between the lake and creek, is effective but cannot remedy the issue on its own.
65 Part B — Issues & Priorities CHAPTER 4
In 2010, the Borough worked with the CRC to help alleviate this problem. This lead to the Little Crum Creek Stream Stabilization Project, which included the installation of a quarry stone cross vane as well as grading, matting, and seeding of the stream bank. A boulder rip-rap stream wall along the water’s edge, also known as the “toe” of the stream bank, was also constructed. This replaced failing gabions, which were a safety hazard. Regrading of the stream bank also resulted in a new “floodplain bench.” The project was intended to help mitigate erosion and over-widening of the stream bank and to reduce sedimentation in Ridley Park Lake while helping to increase the creek’s flood-carrying capacity.
Sediment Basin As evidenced by the amount of sediment and debris accumulated in the basin, it is working mostly as intended. As the basin fills, however, it becomes less effective and requires periodic cleaning. This is generally done in conjunction with lake dredging. Opportunities may exist to maintain the basin in a more naturalized way through use of bioretention - the utilization of vegetation and other natural features to slow and filter water. This could be done through use of constructed wetland, where rushes, willows, cattails, and other wetland Gabion crossvane and sediment basin in background vegetation would act as a miniature treatment plant, absorbing excess nutrients and limiting the amount of sediments and other pollutants entering the lake.
Ridley Park Lake Due to the lake’s location toward the bottom of the Little Crum Creek watershed, it is the recipient of nearly everything coming downstream. This makes it an important point of interest in studying the health of the Little Crum Creek watershed. It is estimated that around 20 tons of sediments are deposited in the lake and sediment basin each year. This necessitates periodic dredging of the lake (controlled by federal permit) and removal of debris from the weir of the dam. The Pumphouse and patio
66 RIDLEY PARK comprehensive plan EASTLAKE PARK & RIDLEY PARK LAKE
Additionally, the lake receives a great deal of surface runoff from areas Land development and other activity from within and near the park. The three a range of land uses in areas upstream main sources of this runoff entering from Ridley Park have led to higher rates the lake are the steep slopes that of runoff entering the stream. This leads ring the park, the compacted lawn to siltation of the stream bed, which that surrounds the lake, and the reduces the stream’s carrying capacity several stormwater outfalls that and creates flooding issues. convey water from nearby streets into the lake. In this sense, the lake also functions as a stormwater basin for the surrounding community. Over time, these outfalls can become clogged with debris and require cleaning. The shores of the lake are stabilized by rock-filled gabions, covered with soil and vegetation. In certain areas these gabions and stormwater outfalls have been exposed due to erosion from runoff entering the lake.
The Borough has taken steps to restore water quality and ensure long term viability of the lake. The lake was dredged to its original contours in the 1980s and maintenance dredging has occurred throughout the years as funds became available. In 1998, an aeration fountain was installed to help improve and maintain dissolved oxygen levels and improve circulation. In 2013, the Borough received a $75,000 grant from Delaware County’s Marcellus Shale Legacy fund to dredge the lake.
RECREATION
The issues concerning recreation at the park today are similar to those identified in the 2001 Master Plan. Deficiencies include the lack of a playground, defined functional areas, signage, lighting, picnic areas, and a small place for performances and spectator seating. Programming in this park should mostly be passive, as opposed to athletic, with the exception of league baseball games and informal games in lawn areas.
The child-size baseball field needs constant care or it will fall into disrepair and erosion from rain and floodwaters. The Master Plan contains a discussion on drainage maintenance which should be consulted.
At least one large pre-school playground should be constructed in the park. One of the best locations would be on the lawn adjacent to the baseball field and sediment basin, an ideal spot for families with younger children attending baseball games. The only drawback is its location in the Possible location for playground with baseball diamond in background floodplain, so the use of mulch or
67 Part B — Issues & Priorities CHAPTER 4 sand would not be a good idea. A self-latching gated fence around the playground would safely keep curious toddlers away from the sediment basin.
The park should continue to maintain areas of mowed lawn in the open and under large trees for informal games such as frisbee or throwing a football or baseball. However, several existing areas could be converted into meadow, perhaps with mowed pathways for passing through. Less lawn mowing lowers overall maintenance costs and has environmental benefits. The area along Little Crum Creek at the north end of the park should be managed as a meadow and not mowed regularly except for a pathway. Another possible meadow area is the southeast lawn between the Boathouse and pedestrian bridge.
The style of picnic tables, benches, bike racks, trash receptacles, drinking fountains, and light standards should be coordinated for future purchases. The Master Plan contains a discussion on site furnishings, lighting, and signage. A consultant should be hired to design a uniform signage system for Eastlake Park or for all parks in the Borough and make an initial order of the signs of highest priority. The signs would point the way to different sections of the park, identify the park at gateways, and interpret or make users aware of historical and environmental features.
The area north of the parking lot should become a picnic grove. A smaller group of tables and other amenities (trash receptacles, water fountain, etc.) could be placed in the semi- circular lawn northeast of the Boathouse. An exercise course once existed in the park and could possibly be redeveloped should public interest exist and the park pathway system was completed.
The Master Plan proposed a concert area with a large performance gazebo at the edge of the lake. This is something that would come at a high cost to design and build, so public involvement would need to be incorporated to determine the level of support and enthusiasm for this idea. After its construction, the Borough or a non-profit organization would need to be responsible for programming of concerts and oversight of the maintenance of the gazebo and amphitheater slope.
The lake is currently without a boat launch for kayaks or canoes. Residents’ interest in boating activities might increase if a sanctioned launch existed. The dock is otherwise occupied in season by paddle boats and is not permitted as a boat launch. A small boat launch was discussed and shown on the design in the 2001 Master Plan.
Recreation programming had not been identified in the 2001 Master Plan as an area of concern, though opportunities exist for more annual festivals or events beyond the Victorian Fair or the Fourth of July Celebration. A larger slate of programming partially depends on whether concert facilities or picnic areas are added.
CONNECTIVITY AND CIRCULATION
With the evolution of codes, including the Americans with Disabilities Act (ADA) compliance, it should be noted that the Eastlake Park area could benefit from improved connectivity for pedestrians of all abilities and provide for better bike circulation. A pathway system should be constructed around the park according to the 2001 plan. The current path ends near the parking lot and the Pumphouse. It could be made of pervious paving and run along the
68 RIDLEY PARK comprehensive plan EASTLAKE PARK & RIDLEY PARK LAKE water’s edge and towards the sidewalk on Constitution Avenue. A boardwalk was proposed on the other side of the dam, to be connected to the dam using a paved path and sidewalk. To complete the pathways, the project may need to be broken into design and construction phases or be developed in multiple segments.
As discussed in the Master Plan, gateways should be constructed as more obvious pedestrian entrances into the park, as none currently exist. Additionally, there is no signage that End of existing pathway — view across middle of lake to Glenloch identifies the park for vehicular traffic. Road and recommended boardwalk location at water's edge. A The three highest priority gateway $25,000 grant to help pay for the pathway was exhausted before the locations, as stated in the lake plan, completion of the trail. are the parking area, the Boathouse steps, and at West Ridley Avenue on the Lakeview Elementary side of the park. Three other lower-priority locations are also described in the 2001 plan. Additionally, an informal path exists — partially crossing private properties — at the northern edge of the park, by Rodgers and Water streets. The possibility exists to enhance this local-residential entrance to the park through the acquisition of easements.
HISTORIC RESOURCES
As Eastlake Park has been a social and recreational centerpiece of Ridley Park since its creation, it is essential for historic public buildings contained on the site to continue to thrive. To this end, the Borough must continue with routine maintenance and consider possible capital improvements.
The two public historic buildings – The Pumphouse and Boathouse have been renovated over the years. These buildings were discussed in the 2001 Master Plan, with the buildings renovated soon after. Annual, regular maintenance is performed. Additionally, the Borough has recently applied for grants to build a gazebo in the park that will complement the existing historic resources.
In 2011, the Borough submitted an application for CDBG funds for the expansion of the Pumphouse to The Boathouse
69 Part B — Issues & Priorities CHAPTER 4
TABLE 4-1 EASTLAKE PARK AND RIDLEY PARK LAKE HISTORIC RESOURCES D. Eastlake Park and Ridley Park Lake Resources (See Table 3-7 for full Borough resources table)
22 Tranor Farmhouse 308 Constitution Terr. Built c. 1780, 1806 (oldest existing house in Borough)
23 Pumphouse Constitution Terr. Built c. 1880 24 Boathouse Glenloch Rd. Built c. 1935 25 Golf Clubhouse 214 W. Ridley Ave. Built 1901, architect: John H. Rankin
include ADA-compliant restrooms and a catering kitchen. As Eastlake Park has attracted numerous wedding photo sessions, it is possible it could become a venue for wedding parties. Adaptive reuse of either the Pumphouse or Boathouse may serve the community well, by better housing existing recreational activities, as well as expanding usage to include new activities that may be income-producing.
4.3 OBJECTIVES
4-1 Maintain Little Crum Creek and Ridley Park Lake in a healthy, resilient state
4-2 Manage stormwater runoff, both within and around the park, to reduce erosion and sedimentation of the lake while decreasing flooding
4-3 Maintain vegetation in a manner that is functional and aesthetically pleasing
4-4 Manage and restore wildlife habitat for desirable species, while discouraging less desirable species, such as the Canada goose
4-5 Institute an environmental education program with a focus on Ridley Park Lake and Little Crum Creek and identify and organize leadership and volunteer resources for the maintenance and enhancement of Eastlake Park
4-6 Maintain and consider expanded active and passive recreational uses and improve the connectivity and circulation in and around Eastlake Park
4-7 Preserve the historic character of the park and environs, while regularly maintaining and identifying needed capital improvements for historic buildings
70 RIDLEY PARK comprehensive plan EASTLAKE PARK & RIDLEY PARK LAKE
4.4 RECOMMENDATIONS
Although some of the recommended improvements outlined in the 2001 Master Plan have been implemented, most are still relevant – many because they require long-term, repetitive maintenance – such as invasive plant removal. Additionally, broader actions such as continuing to work with neighboring municipalities and environmental groups to employ the recommendations of the Little Crum Creek Watershed Action Plan (2010) and the Crum Creek Watershed Conservation Plan (2005) are integral to enhancing the park. These plans contain a multitude of recommended actions, such as increasing riparian buffers and reducing impervious coverage to improve overall watershed health. This will directly benefit Eastlake Park as it is direct recipient of activities throughout the Little Crum Creek watershed. Additionally, environmental education is a key, unifying element among these recommendations. Without public awareness and support of the efforts of the Borough and its partners, success will be limited.
Objective 4-1: Maintain Little Crum Creek and Ridley Park Lake in resilient state
Establish an Eastlake Park (capital) improvement fund that includes funds from a variety of sources, such as the Borough and private donations, that can be used as match to leverage public grant funding (within 5 years).
Perform lake dredging as necessary and as funds are available (ongoing).
Repair gabions and restore soil and vegetative cover along lake shoreline (within 5 years).
Improve the safety fence that runs along the lake by the lower lake field (within 5 years).
Objective 4-2: Manage stormwater runoff
Review of stormwater outfall and drainage structures to ensure adequacy and effectiveness (immediate).
Install water quality retrofits, such as inlet filters and snouts, to stormwater inlets to prevent debris and pollutants from entering the lake (5 years).
Create rain gardens and bioswales to redirect and infiltrate stormwater runoff from problem areas – can serve as an environmental education piece while also beautifying the park (5-10 years).
Objective 4-3: Maintain vegetation functionally and for aesthetics
Remove weedy and invasive vegetation from banks of the creek and lake (immediate and ongoing) and continue replacement tree plantings with native and flowering species to bolster tree canopy and create wildlife habitat (within 5 years).
71 Part B — Issues & Priorities CHAPTER 4
Continue Make-A-Difference-Day planting bed activities and consider the creation of a public garden to serve as a decorative, educational piece (within 5 years).
Consider establishing “no mow” zones along steep slopes, areas of high erosion, and around the lake and stream banks (immediate) and repair and periodically aerate remaining lawn areas to reduce soil compaction and increase infiltration of stormwater runoff (immediate).
Increase riparian buffer along the banks of Little Crum Creek and Ridley Park Lake (within 5 years).
The Borough should work with an organization such as Treevitalize and/or the Pennsylvania Horticultural Society (PHS) to maintain and increase tree cover around the park and throughout Ridley Park. The Borough can obtain technical assistance from the PHS Tree Tenders program, which trains volunteers to plant trees in a community. Pedestrian bridge and pathways at southwest end of Eastlake
Objective 4-4: Manage habitat for desirable species, discourage for less desirable species
Enforce goose feeding ordinance (immediate) and implement goose controls such as those outlined in the 2001 Master Plan (immediate and ongoing).
Stock the lake with fish, including wide-mouth bass (within 5 years).
Objective 4-5: Institute an environmental education program
Install interpretive signage for discussing the process of sedimentation, plant and animal species identification, and park rules (i.e. ‘Don’t feed the geese!’) (within 5 years).
Work with school groups on stream clean ups and tree plantings (within 5 years).
Objective 4-6: Maintain and improve recreational resources, connectivity and circulation
Develop at least one playground for pre-school aged children (within 5 years).
Select and install park furnishings in a coordinated style befitting of the park and the rest of the Borough (within 5 years, and as replacements are needed).
Make necessary repairs to the footbridge (within 5 years).
72 RIDLEY PARK comprehensive plan EASTLAKE PARK & RIDLEY PARK LAKE
An additional footbridge should be considered at the far north end of the park, by Hillside Road. This could be considered a “safe route to school,” that could help connect students between the park and school (around Dupont Street and the baseball diamond) and the adjoining neighborhoods.
Consider developing a picnic grove within Eastlake Park (within 5 years).
Maintain a few flat areas as mowed lawns for informal games and activities and consider other areas for conversion to meadows. (immediate).
Continue developing the pathway system around the park to include ADA-compliant paths (within 5 years) and a boardwalk (within 10 years). Additionally, the perimeter sidewalk/path connection should be completed for the west side of the park (Glenloch Road).
Design and develop attractive and inviting gateways into the park (within 10 years). Look into the possibility of obtaining an easement through private property at the northern edge of the park (by Rodgers and Water streets) to improve an informal path into the park.
Review the 2001 Master Plan in relation to the potential need for bike travel and general park accessibility improvements.
Improve the signage and wayfinding system of the park using the 2001 Master Plan Environmental education is a recommendations as a starting point for key, unifying element among examining potential improvements. these recommendations. Without public awareness and If public input indicates interest, consider the support of the efforts of the following projects: Borough and its partners, success will be limited. The addition of a concert gazebo (5 years) and amphitheater seating (within 10 years) built into the slope of the park near the Tranor House. A public boat launch for kayaks or canoes (within 5 years). Exercise stations along park pathways (within 10 years).
Objective 4-7: Stewardship of historic structures and environs
Consider drafting an application for the inclusion of Eastlake Park on the National Register of Historic Places. Achieving this federal-level status could help publicize the historic significance of Lake and surrounding environs and potentially make the park eligible for new sources of public improvement funding.
73 Part B — Issues & Priorities CHAPTER 4
The Borough should consider the inclusion of Ridley Park as a “cultural landscape,” as defined and promoted by such organizations as The Cultural Landscape Foundation (TCLF). TCLF offers educational programs and technical assistance in the aim of helping to preserve towns, parks, and neighborhoods with cultural, historic, and natural value. The organization lists a database of sites that qualify as a cultural landscape, which could benefit the Borough in terms of local tourism and economic development if it decides to submit Ridley Park as a listed destination (which would include the entire Borough, with Eastlake Park as the main focal point). Scott Arboretum in Swarthmore is on this list, and TCLF designates Ridley Park designer Robert Morris Copeland as a “Pioneer of American Landscape Design” (TCLF.org).
Consider the formation of an Eastlake Park Task Force, appointed by Borough Council to oversee the implementation of recommendations in the 2001 Master Plan and this chapter. An alternative to a Council-appointed task force would be the encouragement of the formation of a volunteer Friends of Eastlake Park group. The task force and/or Friends group could work with the Council to obtain funding to design and develop amenities and solutions in the park which were recommended in the Master Plan and this chapter and are re-affirmed as priorities by the public (Immediate).
Fund improvements for the Pumphouse and bring it into greater use by leasing the building to a private events company. The Pumphouse could be improved and expanded using funds from the company while the Borough would benefit from receiving revenue from leasing the property. The revenue could be used specifically for park purposes. Radnor Township is currently looking into a similar agreement for their Willows Mansion property. More information on their RFP process can be found here: h p://www.radnor.com/egov/docs/1341250634878.htm
4.5 IMPLEMENTATION STEPS
Ensuring the long-term viability of Eastlake Park as an environmental and community asset will require partnerships with a diverse group of stakeholders, including neighboring municipalities, county, state, and federal agencies, as well as non-profit and volunteer groups. Funding strategies will likely require similar diversification, with grant programs becoming increasingly competitive due to the scarcity of funds available from local, state and federal levels of government.
POTENTIAL PARTNERS Neighboring municipalities (particularly those located in the Little Crum Creek watershed) Chester Ridley Crum (CRC) Watersheds Association Ridley School District, Lakeview Elementary and Ridley Middle School in particular Colleges and Universities, Swarthmore College in particular Delaware County Coastal Zone Taskforce (CZTF)
74 RIDLEY PARK comprehensive plan EASTLAKE PARK & RIDLEY PARK LAKE
Delaware County Planning Department Delaware County Conservation District Private companies and corporations, such as Boeing
POTENTIAL GRANT PROGRAMS AND OTHER FUNDING SOURCES Community Conservation Partnerships Program (C2P2) PECO GreenRegion Program TreeVitalize – replacement canopy trees Coastal Zone Management Program (CZM) Department of Community and Economic Development (DCED) Community Development Block Grant Program (CDBG) Watershed Restoration and Protection Program (Act 13 Marcellus Shale Legacy Fund)
INITIAL ACTIONS
1. Commence dredging of the Lake as soon as financing and permitting requirements allow.
2. Form the Eastlake Park Task Force or Friends group with a specified number of members or officers, including members from the Recreation Board and the Shade Tree Committee. Ask various other advisory groups in Ridley Park to lend their views and give support to action activities. There should also be a member or members who reside near the park.
3. Hold a visioning session (or charrette) or series of sessions with the public, local officials, and advisory boards. Invite staff from the Delaware County Planning Department to be players in the planning/facilitation of the various visioning sessions outlined.
4. Determine the best way to combine some of the Recommendations from above into projects that would make a quality grant application. For recommendations that would require the services of a specialized design consultant such as a landscape architect, consider combining action items into a single project. An example would be to combine design of two or more of the following: gateways, pathway system, playground, and amphitheater area. Another consultant firm could design various types of signage and assist in the selection of the style of site furnishings.
5. Consider the creation of an Eastlake Park capital improvement fund that could be used in part for the maintenance and enhancement of the Park’s historic buildings. Promote the use of state and federal historic tax credits to potential private partners who may get involved in leasing any of the public buildings, if that strategy is desired.
75 Part B — Issues & Priorities RIDLEY PARK comprehensive plan
REVITALIZE RIDLEY PARK 5 BUSINESS DISTRICT CHAPTER 5 Revitalize the Ridley Park Business District
— GOAL — Remake the Business District as a center of pedestrian activity, commerce, and community events in Ridley Park with a vibrant mix of local businesses.
5.1 INTRODUCTION
Dating back to the incorporation of the Borough in the late 19th century, the commercial and mixed-use district built around the intersection of Hinckley and Sellers avenues has been considered Ridley Park’s “downtown.” The business district (CBD) has served area residents and Ridley Parkers for generations, though its composition and function have changed over time. Ridley Park’s downtown is a walkable business district, located adjacent to residential neighborhoods and Ridley Park SEPTA station, which has housed local businesses in mostly small retail spaces. With strip malls becoming the predominant built form of retail shopping in most parts of Delaware County over the last several decades, business owners in traditional downtown districts have had trouble staying in business when competing with businesses in shopping centers and malls. Ridley Park’s downtown, similar to others in the region, is unable to offer the abundance of parking and larger store footprints that are common in suburban shopping malls.
The fact that Ridley Park contains a meticulously designed and inviting pedestrian-scaled downtown places it among a unique few municipalities in the Delaware Valley. Downtown Ridley Park offers residents and visitors the opportunity to support local businesses while experiencing the walkability and distinctive feel of a historic shopping district. In a 2013 community survey distributed by the Borough and Delaware County Planning Department, a significant portion of residents discussed the integral role of the business district in the quality of life in the community, as well as the necessary improvements needed to the downtown.
The business district, along with Eastlake Park, is one of the most important community spaces in the Borough and is also a venue for several community events. The downtown’s place as a focal point demonstrates how much its vitality has an impact on quality of life in Ridley Park. The Borough recognized this fact when commissioning the Downtown Revitalization Strategy in 2005. Several of the suggestions in the plan, including some of the proposed streetscape improvements, have since been implemented, but the Borough still must address several challenges facing the district. These challenges include continuing to improve the streetscape to attract more pedestrian activity, improving the overall appearance and look of the downtown, retaining existing and attracting new varieties of businesses, and
78 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
offering ample and convenient parking opportunities for local businesses to secure customers.
5.2 ISSUES & CONDITIONS
HISTORICAL BACKGROUND
An integral part of the original Copeland Plan of Ridley Park was a hub of community services. This village hub included stores, churches, a post office, a bank and locations for social functions. Besides the lake being a venue for recreational and social activities, the nearby library, auditorium, and the community theater were all desired community places to create for the new residential neighborhoods.
An 1886 railroad atlas shows the beginnings of a village center growing around the intersection of the future Amtrak/SEPTA railroad and Swarthmore Avenue. Many of these initial commercial buildings still exist, though the district has evolved into a mix of buildings from the last 125 years, with multi-story Victorian-era buildings facing late 20th century strip development. Though the area has changed, it has kept some patterns of the original turn-
TABLE 5-1 BUSINESS DISTRICT HISTORIC RESOURCES Number Building Address Description C. Central Business District Resources Post Office, now a grouping of 12 117 E. Sellers Ave. Built c. 1907, architect: John H. Rankin buildings Harrison's Drug Store (now 13 building includes Ridley Park 17-19 Hinckley Ave Built c. 1870s-1880s Florist) Charles Deakyne's Ridley Park 14 Market (today, Langguth's Gift 15 E. Hinckley Ave. Built c. 1888 Shop) Millard's Confectioner's Store 15 (now part of the Gas Light 104 E. Hinckley Ave. Built c. 1917 restaurant) Building that currently houses 16 29 E. Hinckley Ave. Mixed-use building Double Decker Pizza Ridley Park National Bank Organized in 1916, originally an auto repair 17 9 E. Hinckley Ave. Building, now Wells Fargo bank garage
18 Gas Light building 100 E. Hinckley Ave. Built in late 1920s
Building that currently houses 2-story brick building behind one-story new 19 25 E. Hinckley Ave. Burgundy Lounge front, original triple window on second story
Harper Building (Now Harper Retained many original architectural 20 6 E. Hinckley Ave. Real Estate) features like window lintels and quoins House - Second-Empire brick 21 108 Morton Ave. Originally Faced E. Hinckley Ave. twin 79 Part B — Issues & Priorities CHAPTER 5
of-the-20th-century streetscape, including the curvature of Sellers Avenue as it is bisected by the railroad, the sidewalks, and close proximity of stores and restaurants to nearby residential neighborhoods.
EXISTING LAND USE & ZONING
Downtown Ridley Park is centered on the block that is bordered by Swarthmore, E. Hinckley and E. Sellers avenues, with portions of Dutton Street and E. Hinckley Avenue east of Sellers Avenue included. The entrance to the business district is currently marked by a “town clock” placed in the center of Hinckley Avenue by Swarthmore Avenue that sports the banner “The Shoppes of Ridley Park.” The district was constructed to be a focal point of the community (along with the Business District looking northwest in 1946 — note the green space in areas municipal district north of the that are now paved or developed under the zoning R-3 Residential Amtrak right-of-way), though [Source: Keith Lockhart | Delaware County History] the presence of downtown businesses is often obscured by poor signage and non- N retail land uses at the junction of Swarthmore Avenue and the district. In reality, the business district is smaller than the aforementioned area, with office, townhouse, and mixed- use buildings filling the west half of the District from the south side of Hinckley Avenue to the south side of Sellers Avenue. These parcels are The Business District as it is currently configured— note the prominence of also zoned R-3, a residential paved lots and roadways zone with a minimal number [Source: Bing Maps | Microsoft] of allowed commercial uses.
The heart of the downtown is the intersection of Hinckley Avenue and Sellers Avenue, where single-story retail and two-story mixed-use (business and apartment) buildings create a “street wall” in most directions. These buildings are zoned C-1 for neighborhood commercial
80 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
uses, though their size and TABLE 5-2 placement vary, with single and DOWNTOWN BUSINESS SURVEY, SEPTEMBER 2013 multi-use buildings built in a row Number of and to the sidewalk that are Business Category Commercial/Office Percentage juxtaposed with townhouses and an Businesses auto-repair garage, which are set back from the street. Other Services 9 24.3% Beauty/Nail Salons 5 13.5% When examining an aerial map of Funeral Homes and Funeral 1 2.7% the downtown, one can discern the Services Drycleaning and Laundry prevalence of asphalt and parking 1 2.7% lots that are distributed throughout Services the district. While a lack of parking Psychic Services 1 2.7% has been mentioned by officials General Automotive Repair 1 2.7% and residents alike at busy times Retail 8 21.6% of the day and week, ample Food Services 7 18.9% parking exists in lots scattered Drinking Places 3 8.1% across the business district, though these lots are owned by Limited-Service Restaurants 2 5.4% businesses and do not necessarily Full-Service Restaurants 1 2.7% allow patrons of other businesses Snack and Nonalcoholic 1 2.7% to use their lots. Parking is as Beverage Bars much an issue of land use in the Health Care & Social district as it is transportation and 7 18.9% Assistance economic development. Finance & Insurance 4 10.8% BUSINESSES Real Estate, Rental & Leasing 1 2.7%
Wholesale 1 2.7% As referenced in Table 5-2, the business district and its environs Total 37 -- host numerous businesses and Source: DCPD Survey offices, with a high proportion of Note: This is not an official count of businesses. Some businesses may not offices and service-oriented have been recorded. List is subject to change.Categories based on NAICS classifications. businesses. Professional and * Includes at least 4 vacancies medical offices are generally located in the northwest quadrant of the district while service-oriented businesses are located throughout the district. Salons and spas are clustered near the intersection of Dutton Street and Sellers Avenue. Bars, restaurants, and food-service shops are located in the eastern half of the district and clustered near the center of the district at the intersection of Hinckley and Sellers avenues.
While the district boasts several viable businesses with devoted clientele from Ridley Park and beyond, problems exist with the breadth of businesses as well as with prominent vacancies. A vibrant business district should contain a variety and balance of restaurants, retail shops, and services; however, the district offers only one restaurant with wait service. Nevertheless, the district features several specialty shops that attract customers from throughout southern Delaware County with products that are unique to the area. These shops sell products as distinct as flowers, furnishings, and baked goods for pets. Despite
81 Part B — Issues & Priorities CHAPTER 5
Ridley Park downtown’s core of shops and services, the Borough has had trouble attracting and retaining a variety and number of businesses to fill store vacancies.
Most storefronts are filled in the downtown, though the vacancies that exist are located in large buildings or at the central intersection of the district. Along Sellers Avenue, three vacancies are located near the intersection with Hinckley Avenue, including two smaller storefronts and the former Costa’s Pharmacy, an early 1980s standalone building that still houses an office for an elderly home care company (Angel Companions) in the basement. This building is a critical parcel in the district, with its ability to attract a larger tenant, as it has its own dedicated parking (though the building is inhibited from attracting businesses with its minimal window frontage).
Other vacancies are located along both Hinckley and Sellers avenues, scattered between new and old businesses alike. The Borough and business owners have looked to the prominence and reputation of existing local businesses as well as planned streetscape improvements to help bring more Above — Vacant storefront on Sellers Avenue/Ward Street businesses into the district, but with Below — Two vacancies on Sellers Avenue by Hinckley Avenue streetscape work left incomplete (see [As of September 2013] Recent Improvements and Implementation), local stakeholders must find alternate means to help bring businesses to the downtown.
Most retail spaces in Ridley Park have a square footage that may not be adequate to house larger regional and national franchises, though they are adequate for small businesses, shops, and restaurants, which helps set the businesses in the district apart from many of the franchised businesses in nearby shopping centers. Additionally, many existent small businesses in the district may need to supplement in-store sales with a significant proportion of internet sales to bring in sufficient revenue to operate.
DOWNTOWN & TRAIN STATION PARKING
Ridley Park Station is the larger of the two SEPTA Wilmington/Newark Regional Rail line stations serving the Borough, and parking for passengers can be troublesome during
82 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
morning and afternoon rush hours. Comprehensive Plan Task Force members have stressed the need for additional station parking so train riders do not park in the downtown and on residential streets surrounding the station. Expanding parking options near the station for train riders would free needed parking spaces for customers patronizing downtown businesses while preventing riders from parking in residential areas.
A parking audit at the station was conducted in July 2013. The audit revealed that 70 metered parking spaces are available for train riders: 16 spaces on E. Hinckley Avenue 19 spaces on E. Ridley Avenue 4 spaces on Ward Avenue just north of E. Ridley Avenue 30 spaces on E. Ridley Avenue at Veterans Park
The meter rates are $0.25 an hour and can cost a commuter, accounting Looking west along E. Hinckley Avenue at empty spots on a for an eight-hour work day and two weekday where train parking begins hours of commuting round trip, a daily total of $2.50. This is $1.50 more than charged at Regional Rail station lots and may partially explain the large number of carpooling, walking, and bicycling commuters to the train station.
Additionally, the appropriation of parking in the center of the business district has been a source of confusion among residents and customers of the downtown. A large proportion of land area in the district has been set aside for parking lots in addition to the availability of on-street parking along Hinckley and Sellers avenues. These lots are not owned by the Borough or a public entity, but serve only the patrons of specific businesses. One example is the parking lot located behind businesses along E. Sellers Avenue that is reserved only for patrons of Dolan’s Bar and Maury’s Pub. Conversely, some businesses with available parking that are only open during business hours do not enforce parking for only customers on nights and weekends when downtown patrons are using other businesses (i.e. Wells Fargo Bank).
PEDESTRIAN ACCESS & STREETSCAPE
Despite its place as a pedestrian-friendly town center, the walkability of downtown Ridley Park is diminished by worn, narrow sidewalks with few street amenities. This is juxtaposed with new sidewalks and amenities in portions of the district. Access on foot to the downtown from Ridley Park’s residential neighborhoods to the west is a challenge, as the crosswalks along Swarthmore Avenue at Sellers Avenue and Hinckley Avenue are wide and exposed to traffic and wide turns from vehicles. Furthermore, a lack of signage and visual
83 Part B — Issues & Priorities CHAPTER 5
features exist to direct workers and patrons of the post office and Taylor Hospital/medical offices to the downtown. Streetscape and crossing issues were addressed in the Downtown Revitalization Strategy, and progress with the implementation of improvements has currently stalled due to lack of funding.
COMMUNITY INVOLVEMENT
The business district is served and aided by two organizations in addition to the Borough, the Ridley Park Business Association (RPBA) and Main Streets of Ridley Park. The RPBA, which extends to businesses and professionals operating offices along the Chester Pike corridor, is mainly concerned with organizing community events (including an Easter egg hunt and visit from Santa) and the marketing of businesses to residents, mostly through flyers at events. The RPBA helped to facilitate the arrival of Casey’s restaurant along Chester Pike, though the association generally does not engage in business attraction. Parking lot behind businesses on Sellers Avenue by Dutton Street, owned by the proprietor of Maury’s Pub. The sign Activities including business attraction (above) notes that parking is only for patrons of Maury’s and and retention is not outside of the Dolan’s bars. jurisdiction of a business association, though the RPBA has been restrained by diminished and often unorganized relationships among business owners and between the business community and the Borough.
Main Streets of Ridley Park was established as a community organization with more of a focus on planning events, and bringing more patrons and traffic to the business district. Main Streets is the organizer of the Farmers Market, which is held in front of the Borough fire station between June and September. While the market is held across the Amtrak tracks from the business district, it has served as a means of bringing residents and patrons to the Borough center within walking distance of the district and as a possible springboard for matching local businesses with vacant storefronts. Talluto’s Italian specialty shop opened in a vacant storefront on Sellers Avenue in the summer of 2013 after selling its pasta and Italian foods at the weekly Farmers Market. Additionally, Main Streets has worked on improving signage in the Borough.
2005 DOWNTOWN REVITALIZATION STRATEGY
In 2005, the Borough contracted planning and design firms Urban Partners and Kise, Straw and Kolodner to draft a plan for improving and revitalizing the business district. With input 84 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
from local stakeholders, the firms analyzed the FIGURE 5-1 existing conditions of the district and outlined several “guiding principles,” “key issues” and 2005 Downtown Revitalization Strategy three goals with supporting objectives for A. Make Downtown More Pedestrian Friendly improving the downtown. The strategy proposed by the consultants focused on B. Improve Appearance of the Downtown improving the physical streetscape of the C. Promote Development Activity in the Downtown downtown and enhancing building façades and the urban design of the district before working D. Strengthen Business Activity in the Downtown to recruit and maintain a mix of businesses. Source: Urban Partners and Kise Straw & Kolodner, 2005.
Due to the work and analysis completed by the 2005 downtown plan consultants, the basis for a significant portion of the analysis and recommendations in this chapter are informed by the aforementioned plan.
RECENT IMPROVEMENTS & IMPLEMENTATION
Funded through the County Revitalization/Renaissance program of the mid-2000s, the Borough and its consultants divided improvements into three phases, with the end goal of catalyzing economic and physical development through streetscape and infrastructure improvements to the business district. The consultants proposed that: Phase One focus on streetscape improvements to Sellers Avenue and building a pocket park, named “Ridley Plaza,” by the 7-Eleven convenience store Phase Two relate to streetscape improvements to Hinckley Avenue, the Sellers Avenue bridge, and bumpouts at intersections on the edges of the business district and the intersection of Swarthmore Avenue and Ridley Avenue Phase Three focus on improvements to Dutton Street, connecting Taylor Hospital to the business district
The three phases were estimated to cost over $1 million in 2005, though due to the Recession of 2008 and the subsequent dissolving of the County Renaissance program, only portions of the first two phases were completed. A third of the original projected cost was paid for through County Renaissance funds. The majority of Phase One was constructed, with Ridley Plaza built at a smaller scale, around the extant 7- Eleven sign. Phase Two was only partially completed, with minimal streetscape work completed along Hinckley Avenue between Sellers and Swarthmore avenues, and partial bumpouts on E. Hinckley east of Wells Fargo and parking lot at corner of Hinckley and Swarthmore Sellers Avenue. avenues, with somewhat limited landscaping and streetscape
85 Part B — Issues & Priorities CHAPTER 5
The inability to complete the three phases of the implementation plan and construct a new streetscape throughout the business district has hampered the ability of the Borough, the RPBA, and Main Streets of Ridley Park to attract and retain businesses, as well as customers. Fiscal circumstances beyond the control of the Borough were enough to halt the project, though it is imperative the Borough find partners and new ways to fund the completion of the streetscape improvements.
PERSPECTIVES FROM BUSINESS OWNERS
Discussions with local business owners concerning the health and the future of the business district helped to illuminate the most important opportunities and concerns for revitalizing the downtown. The district has had problems attracting customers and mitigating store vacancies and business turnover, which is due to situations that are both in and out of control of local Examples of completed work — benches, crosswalks and streetscape stakeholders. improvements along Sellers Avenue
Business owners are discouraged that the Downtown Revitalization project has been left half- complete for the last several years, since funds for the plan dissolved at the County level. The lack of improved streetscape along E. Hinckley Avenue between Sellers and Swarthmore is seen as an eyesore by business owners, which gives the sidewalk a “worn” appearance. The streetscape work along Sellers Avenue is seen as a great improvement, and would benefit the rest of the district when fully implemented. However, even elements of the redesigned streetscape lack a “sense of place,” with residents and customers not spending significant time along the street on a bench (except to eat at lunch) or in the pocket park by 7-Eleven, where these locations become a destination in themselves.
Finding the funding necessary to complete the sidewalk and streetscape improvements will take a concerted, targeted effort to identify funding sources, though business owners and Borough officials can do much in the meantime to create a vibrant district. Communication, collaboration, and cooperation among officials and business owners is essential for growing
86 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
and maintaining a successful business district, and owners have expressed frustration from what is seen by some as a lack of a partnership between the stakeholders involved. Personal and political differences have been cited as a concern, as well as a lack of collective initiative, an understaffed Borough, and owners of new businesses who did not significantly promote their business to prospective customers or network with fellow business owners (including cross- promotion). Funding issues aside, it is important for stakeholders to initiate the changes they see are needed to improve the district.
Funding for the district can be procured in some proportion locally from a dedicated revenue stream. The revenue could be collected from residents and patrons (income tax or sales tax) or businesses (mercantile tax or business improvement district), and needs business and/or Council support to move forward. As one business owner Areas where work has not been completed — Hinckley Avenue (above) documented, the Borough has and Felton Avenue (below) streetscapes between the business district and the post office and Taylor Hospital previously attempted to increase Borough revenue through a one- percent income tax for residents and employees in Ridley Park. Finding the funding necessary to complete Resident antipathy toward the the sidewalk and streetscape improvements income tax was palpable, with the will take a concerted, targeted effort to measure never making it into law. identify funding sources, though business Despite the challenge of owners and Borough officials can do much in convincing business owners, the meantime to create a vibrant district. officials, and residents to approve an increased revenue stream, local funding directed at maintaining the district, regardless of its source, is a central part of creating a vibrant downtown, even if outside funding appears to help complete the streetscape project.
87 Part B — Issues & Priorities CHAPTER 5
5.3 OBJECTIVES
5-1 Prioritize projects and seek funding sources to complete the Downtown Revitalization Strategy streetscape improvements to entice pedestrian activity and access, while creating an inviting community atmosphere
5-2 Explore and implement parking management and supply strategies outlined in the Downtown Revitalization Strategy to ensure and alleviate parking issues that may inhibit Downtown growth
5-3 Use resources available to rebrand and promote Ridley Park’s Downtown as Ridley Park Village, with distinctive and inviting feel and image
5-4 Cultivate relationships and social capital needed to improve the business district as a cooperative enterprise, with strong leadership
5-5 Create a framework to attract and retain a diversity of businesses and work to eliminate vacancies
5-6 Examine and identify possible redevelopment opportunities to improve properties, selectively increase density, and enhance street activity
5.4 RECOMMENDATIONS
Objective 5-1: Continue and ultimately complete Downtown Revitalization Strategy improvements
Expand “Ridley Plaza” – the proposed plaza from a portion of the Sellers Avenue right-of -way and a portion of the 7-Eleven parking lot, to be completed in conjunction with Strategy Action 5, Public Parking Supply and Management. To restore the parking that it would lose to Ridley Plaza, 7-Eleven might need public access to currently private parking at the rear of Candy for All Occasions and the State Liquor Store. (Action 1 from 2005 plan)
Sidewalk Corner Improvements – The Borough has reduced the curb radii on the southeast corner of Sellers Avenue and E. Hinckley Avenue, but not the other intersections – Swarthmore Avenue at Hinckley Avenue, Swarthmore Avenue at Ridley Avenue, and Ridley Avenue at Sellers Avenue. The two super-wide intersections of Swarthmore/Ridley and Swarthmore/Hinckley critically need this improvement because these intersections are gateways into the business district from the western part of the 88 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
Borough and the distance pedestrians must cross is excessive, potentially placing them at an increased risk of being hit by motorists, and causing delays for motorists. (Action 3a from 2005 plan)
Install Curb Extensions – The Borough has installed bumpouts at the Hinckley Avenue/Sellers Avenue intersection, but not the Sellers Avenue/Dutton Street intersection. (Action 3b from 2005 plan)
Install a Traffic Table at Hinckley Avenue and Sellers Avenue. (Action 4 from 2005 plan)
Enhance Crosswalks – The Borough has installed “zebra” or continental crosswalks on all Ridley Plaza as built with Revitalization funding — a marked sides of the Hinckley/Swarthmore improvement with green space and benches (with cooperation from and Ridley/Swarthmore 7-Eleven), though still fails to be utilized as a central public space intersections. The Borough should install “zebra” crosswalks or another type of enhanced crosswalk (as described in the Downtown Revitalization Strategy, Action 6) on: All three sides of the Hinckley/ Sellers intersection All three sides of the Sellers/ East Hinckley intersection The one side of the Sellers/ Dutton intersection that currently does not have a Intersections like this (E. Ridley and Swarthmore avenues) are marked crosswalk problematic in their distance between curbs for pedestrians. Bump-outs at the corners (as dictated in Revitalization plan) The south side of the would help connect the District and residential neighborhoods Sellers/Ridley intersection for pedestrians.
The Sellers Avenue bridge replacement project will improve sight distance for pedestrians and vehicles crossing the bridge, while also adding a crosswalk on Sellers Avenue at the north end of the bridge. This project will not impact the parking situation in the Borough, nor will it displace any trees.
In addition to the Downtown Revitalization Strategy’s recommendations, “zebra” crosswalks should also be installed at the intersections of Felton Avenue/Dutton Street and Felton Avenue/Bartol Avenue to help safely guide Taylor Hospital employees and
89 Part B — Issues & Priorities CHAPTER 5
visitors to and from the business district and train station. Wayfinding signs and maps discussed below would also help at this intersection.
Maintain and improve sidewalks in selected locations while adding street elements and furniture, including additional shade trees, benches, and bicycle parking.
Tree cover is a defining and historic feature of the Borough and business district area. According to the state-funded TreeVitalize Program, research has pointed to increased property values and traffic calming from increased tree cover. The Borough and Shade Tree Commission should work with a local organization like the PA Horticultural Society to plant more trees in the district, especially along Sellers Avenue and Dutton Street.
Objective 5-2: Explore and implement parking management and supply strategies
There are three sub-actions listed in the 2005 strategy (Action 5). The Borough has implemented the first, “Sellers Avenue should be narrowed to add more on-street parking spaces to the Downtown.” The other two have not been implemented: “Private lots located in the rear of the district’s commercial buildings should be organized into joint parking facilities either through private cooperation or Borough intervention (lease or purchase),” and “The Borough should implement a well-signed community parking system utilizing these coordinated lots.” Working with property owners to utilize and appropriate parking spaces while enhancing the urban form of the District Vehicular parking is perceived as a is integral to its revitalization problem. The Borough should examine several of the private lots in the business district with potentially excess parking to determine if they could allow additional access for other users of other businesses or services downtown. Where two or more businesses can share parking lots, it is encouraged that they do so as different businesses can have varying peak hours of parking use depending on the type of business. The Borough should also explore leasing parking spaces from some of the private lots that might have excess parking. The business would be compensated for the loss of spaces and the Borough could install parking meters to help with recovering the cost of leasing and maintaining the spaces. Enforcement is integral to maintaining effective parking practices within the Borough. The revenue derived from enforcing parking violations, as well as meter revenue, can be a source of funds which could be reinvested in improvements to the business district. The use of the limited supply of parking spaces by violators can have a negative impact on the businesses. While money generated from tickets will decrease, money will still be garnered from the meters and can provide a steady source of Borough revenue.
90 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
There are two additional parking recommendations that go beyond the Downtown Revitalization Strategy’s recommendations:
First, the Borough should consider changing the front-in angle parking on Hinckley and Ridley avenues to back-in or reverse angle parking. Front-in angle spaces have been converted to back-in angle spaces in many cities and towns in recent years, including Pottstown, Wilmington, and Lancaster. Back-in spaces are safer than front-in spaces because a driver’s view is much better when pulling out of a back-in angle space; they can see approaching motor vehicles and bicycles much better.
Second, the Borough should install bicycle parking in the business district, which is needed to secure bicycles for customers while they shop or eat. By encouraging bicycling to the business district, some residents will choose to bike downtown rather than drive, thus freeing spaces for additional customers. Bicycling encourages a Ridley Park Station house by Philadelphia-bound track healthy lifestyle and, for bike trips that substitute for motor vehicle trips, reduces emissions from motor vehicles. Ridley Park is a community that is conducive to using the bicycle as a viable form of transportation since it has its own business district within the Borough, a relatively high population density, and a road network that can support bicyclists. Many trips by residents within the Borough could be taken using bikes. Bike parking should secure bicycles by their frames for maximum effectiveness; inverted “U” parking is an example of secure parking. Bicycling in the District should be allowed only on the roadway, and not the sidewalks, save for children. Bicycling on sidewalks is dangerous both for the bicyclist and pedestrian, while bicyclists on streets naturally calm and slow traffic, an added benefit to keep motorists under the speed limit in the Borough.
Convert unused space on E. Hinckley Avenue to accommodate more parking spaces for commuters, while restricting parking on the south side of the street near its intersection with Sellers Avenue. Two-hour parking spots (from 8am-6pm) exist between 202 and 204 E. Hinckley, and essentially restrict commuter parking. The establishments at 202 and 204 E. Hinckley each have their own driveways and can accommodate parking on adjacent side streets. The current parking situation also disrupts traffic flow on the street as cars must weave back and forth along the roadway to avoid the staggering of parked cars. If the parking spaces in front of 202 and 204 E.. Hinckley are removed, approximately eight parking spaces could be added along the street directly adjacent to the ticket office and allow for same-side parking so that both motorists and transit users can utilize the street with minimal interference.
91 Part B — Issues & Priorities CHAPTER 5
Objective 5-3: Rebrand and promote Ridley Park’s Downtown as Ridley Park Village
Install Gateways – The Borough has a small red banner identifying the Business District attached to the clock post at the Swarthmore Avenue end of Hinckley Avenue (“The Shoppes of Ridley Park”).
The Borough should install a larger, more permanent gateway sign at this intersection to welcome visitors to the business district and to grab the attention of motorists on Swarthmore Avenue. A second gateway sign should be installed at the intersection of Sellers Avenue and Dutton Street. A third gateway sign should be The Gas Light on E. Hinckley Avenue added at the Sellers Avenue bridge over the SEPTA tracks. Banners should be attached to lightposts throughout the business district.
The Borough should design a system of wayfinding signs to direct people to Ridley Park Village, parking, and the train station. The Borough has installed several small, plain green wayfinding signs to the business district on major roads. New signs should be larger and more attractive and be installed at the key following locations to direct people to the business district: Chester Pike at the Sellers Avenue intersection for northbound traffic and at the Swarthmore Avenue intersection for southbound traffic Southbound Swarthmore Avenue near the entrance to Ridley Park Chester Pike and Ridley Avenue near the entrance to Ridley Park Felton Avenue near Taylor Hospital to direct hospital employees and visitors North along Stewart Avenue past the I-95 exit
Wayfinding signs for parking can be located in the business district directing people to parking along Ridley Avenue between Swarthmore and Sellers avenues and any additional parking facilities or spaces that may occur due to a shared parking or Borough leasing agreement with a privately owned parking lot. Wayfinding signs directing people to the train station can be located at the Sellers/Hinckley Avenue intersections.
The Borough should also consider the installation of maps at strategic locations to show the location of the business district, parking, the train station, and Taylor Hospital. Media Borough installed several of these maps on low post-mounted panels at parking lots to help visitors find their way to various destinations. Having maps at Taylor Hospital and the train station would give guidance to first-time visitors and encourage them to visit the business district.
92 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
Contact and work with nearby municipalities with downtown districts (Prospect Park, Norwood, Glenolden) that may be interested in pooling resources for the marketing and branding of the local business districts. This could include the investment in a common signage scheme (based on the location of Ridley Park in the County or its proximity to the Chester Pike corridor), marketing materials, business outreach, and the cross-promotion of events.
Objective 5-4: Improve the business district as a cooperative enterprise with strong leadership
Promote businesses and the business Clear signage directing patrons to and from places with district. Marketing and communication ample parking (i.e. Veterans Park) can help to ease parking concerns are the cornerstones of economic development and help inform and “sell” the district to residents, visitors, and prospective customers. Delegate responsibility to either a full-time, part-time, or volunteer “Downtown Coordinator.” The position could be given to a full-time zoning and economic development officer, or a full or part-time assistant Borough Manager or other staff person and help to manage marketing, outreach, and branding. The position could be funded through a business or sales fee or tax (see Objective 5-5). Work with District businesses to create marketing materials and campaign to “rebrand” the business district with input from residents and customers. Bring together the RPBA and Main Streets as part of a “Downtown Committee.”
Objective 5-5: Create framework to attract/retain a variety of businesses; work to eliminate vacancies
Explore options for funding downtown improvements and business development locally.
Instating a business privilege tax (BPT) and/or a mercantile tax upon Borough businesses is a simple solution to create a dedicated revenue stream. A BPT is a tax on gross receipts of a business, while a mercantile tax is dedicated to wholesale and retail businesses. Delaware County municipalities who levy these taxes collect anywhere from .10 mills to nearly 4 mills from local businesses. It would be important to have business owner buy-in for any new proposed taxes, though this revenue could quickly benefit the business district and needed improvements. A small, possibly one-percent (1%) earned income and wage tax could be levied on Borough residents and workers to produce revenue for improvements. These tax proposals have been controversial in Ridley Park and would require an
93 Part B — Issues & Priorities CHAPTER 5
outreach campaign by Borough officials to engage residents on its benefits, which could include the providing a portion of the funding for downtown business district infrastructure improvements and business recruitment activities. A business improvement district (BID) is a means for business districts to acquire a dedicated funding stream from businesses with which to make improvements and market the district. The BID is funded by millage on the assessed value of a commercial property, and 100 percent of the revenue generated by the BID assessment goes into business district improvements. A BID is formed if 60 percent of business owners with street frontage in a designated section vote to form the district.
West Chester has a BID for its downtown, which is run by a 15- member board of business and property owners. In 2012, the West Chester BID was able to successfully Example of banner signage, and how it may be apply for façade grants, produce displayed on lampposts in the Downtown promotional brochures and maps, [Source: Michigan Municipal League/Flickr] and apply for a Keystone Main Street designation. While Ridley Park has a small business district with fewer shops and restaurants than West Chester, the added revenue and collaboration would be the force behind improvements, grant applications, promotional materials, and the ability to attract businesses that see the benefit of a cohesive and active business community. (h p://www.downtownwestchester.com/about.php)
Apply for County, state and federal grant money when applicable. Grants and loans from governmental entities have become scarce over the last several years, and the Borough will have to work closely with business owners to secure funding. Available funding includes: Municipal Assistance (MAP) Program (for implementation activities outlined in this plan) Consider applying to the National Register of Historic Places to include one or more of the commercial buildings, as this could open historic tax credits to National Register-listed income-producing properties, offering an 94 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
incentive for commercial property-owners to continue operating or re- locating to the district.
Conduct a business survey and study to find what businesses would most thrive in the Ridley Park downtown. Through funding streams like DVRPC’s TCDI grants, the Borough can commission a study that focuses on the economic development side of revitalization. The study would identify strategies for attracting and retaining businesses, including what types of businesses would thrive in Ridley Park, as well as creating an environment in which they can thrive.
Recruit new tenants and businesses in the business district. The Borough and RPBA has to take initiative in finding businesses that are suitable and have a chance of thriving, while they add to the diversity of the district. The Farmers Market has served as a means of recruiting businesses into the district (i.e. Talluto’s), and the Borough and RPBA should continue to look to community events as a beginning step in starting relationships with prospective tenants. The cooperation of the Borough, business owners, and landlords is needed to execute a strategy of recruiting businesses. Strategies for recruiting and retaining businesses may include some or all of the following: Creating recruitment materials and pamphlets for local businesses that details rent, amenities, and square footage of vacant storefronts, as well as background on the district and its businesses. Use and help to expand the business networks of local entrepreneurs and landlords, proactively connecting district property owners with current and prospective business owners. Designate a member of the RPBA to actively search for tenants for local vacant storefronts, with the cooperation of the property owner. This may include using the Block of businesses on E. Sellers Avenue where Talluto’s services of a current opened in the summer of 2013 (and where vacancies remain) business owner to find desirable area businesses and help negotiate rents with prospective property owners.
95 Part B — Issues & Priorities CHAPTER 5
Negotiate with property owners to charge less-than-market rents for storefronts if prospective business owner agree to make improvements on the interior or façades of the properties in need. Actively work with new business owners to acclimate them and their business into the district. A possible reason for the recent closure of a few businesses in the district may be related to the lack of networking and cross-promotion on the part of these business owners, who were only briefly in business. The RPBA and the Borough must take it upon themselves to fully acclimate and promote new businesses and business owners regardless of the initiative of the business owner – any new vacancy in the business district is of great detriment to all businesses.
Work with DCPD and/or consultants to develop a comprehensive economic development strategy.
Objective 5-6: Identify opportunities to improve existing properties or their redevelopment into newer, higher density and/or mixed uses.
Work closely with landlords/property owners to help maintain vacant storefronts Persuade landlords to have local artists or organizations place work in vacant storefronts, or place posters and materials promoting the district in empty windows. Encourage landlords to aggressively advertise their vacancies, including placing “for rent” signs in store windows and advertising in local media outlets like Delaware County Daily Times, Town Talk Ridley, and Ridley Park Online. RPBA or Main Streets could hold events that invite property owners and local business owners to network, exchange information, and tour vacant properties.
Consider expanding the existing HARB district to include more of the business district. The possibility of a HARB district expansion could encourage and guide future exterior changes to these buildings to retain the overall historic character of Ridley Park while potentially creating new funding opportunities for building improvements. Draft volunteer design guidelines for the district, review the DCPD Model Design Guidelines, and work with staff to tailor these guidelines to suit Ridley Park.
Encourage businesses and organizations to take advantage of provisions in zoning ordinance for sidewalk activities. Outdoor dining and vending are both allowed for businesses in the 2009 Zoning Ordinance. Planning arts festivals and attracting local merchants for a downtown art or flea market are two ways to increase pedestrian traffic and business revenue, as well as community pride in the district.
Expand C-1 zoning to properties at the southwest corner of Swarthmore and Hinckley avenues. This includes real estate business, office, and mixed use. These uses are allowed 96 RIDLEY PARK comprehensive plan RIDLEY PARK BUSINESS DISTRICT
in the C-1, and this would open the door for redevelopment into commercial uses in the future.
Work with SEPTA and/or Amtrak to rehabilitate the Ridley Park Station train house and find a tenant who could serve coffee and breakfast to train commuters.
5.5 IMPLEMENTATION STEPS
The revitalization and evolution of the Ridley Park business district is a process that can take years, if not decades, even with the active guidance of officials, landlords, and business owners. With funding sources in flux and streetscape of the district in need of repair, multiple, incremental steps will need to be taken to prepare the downtown to attract more businesses, patrons, and activity.
POTENTIAL PARTNERS Ridley Park Business Association Main Streets of Ridley Park Business owners and property owners Pennsylvania Department of Community and Economic Development Delaware County Planning Department, Office of Housing and Community Development, Delaware County Commerce Center Delaware Valley Regional Planning Commission PennDOT
FUNDING SOURCES DVRPC-administered funding (Transportation Alternatives, TCDI, TIP) DCED-administered funding Borough General Fund (which could include proposed earned income tax) Local businesses (i.e. through a BID) Tax increment financing (TIF)
INITIAL ACTIONS
The first step in the improvement of the business district is to delineate duties and delegate authority to stakeholders or group of stakeholders who can lead the push for physical improvements, while uniting business and property owners in the cause.
This group could be the RPBA or Main Streets in tandem with Borough Hall, or a Downtown Committee could be formed, with a board of stakeholders, and an executive/president to strategically plan and initiate changes. The other option is to find a local funding stream to compensate a part or full-
97 Part B — Issues & Priorities CHAPTER 5
time Borough or non-profit employee or to manage the district. An option may be funding an assistant Borough manager position that would be in charge of managing the Business District. This manager would have the task of: Seeking and applying for grants for downtown revitalization Business recruitment and retention (including networking with area small businesses who are interested in expanding their franchise) Meeting with property owners to help work out tenant agreements, aid in marketing properties, and making sure their vacant properties are maintained and attractive to prospective tenants Working with business and property owners to establish shared parking agreements and manage community events Researching and making recommendations for establishing a business improvement district or Downtown Committee could be done before or in conjunction with establishing a manager position. Consult nearby municipalities with small business districts (Prospect Park, Glenolden, Norwood) to find possible municipal partners.
The Borough should continue to use the Farmers Market as a means of recruiting businesses, and look to establish weekend markets by the fire station or in the downtown to attract more visitors, as well as recruit possible business owners.
Current zoning in the Business District The Borough can apply for implementation funding from MAP (newpa.com), though it is limited to non-construction activities. This could include further studies on creating a “brand” for Ridley Park Village, and investing in banners, signage, and wayfinding.
The pursuit of historic designations for specific buildings in the district or the district as a whole may be beneficial for funding improvements. Investigate PHMC grants for studying if expanding the district is desired. Consult with DCPD staff on the possibility of documenting more potential historic resources in order to expand the local historic district with the HARB, or the National Register districts. Additionally, consider holding some informational sessions for business owners as to the benefits of the state and federal historic tax credit programs.
Work with PennDOT to upgrade Swarthmore Avenue (a state-owned road) with bumpouts and extra safety measures for pedestrians in conjunction with signal upgrades.
98 RIDLEY PARK comprehensive plan RIDLEY PARK comprehensive plan
MAINTAIN & BEAUTIFY 6 RESIDENTIAL NEIGHBORHOODS
CHAPTER 6 Maintain & Beautify Residential Neighborhoods
— GOAL — Beautify and maintain the neighborhoods and housing of Ridley Park through code enforcement, financial incentives, and community engagement.
6.1 INTRODUCTION
The rich history of Ridley Park is ever-present to residents and visitors in the form of its housing and building stock. For a Borough that is slightly more than a square mile in size, numerous styles of architecture are present within its borders, from the blocks of Victorians along Ridley Avenue, and the mid 20th Century brick twins at the Borough’s eastern boundary.
In communities with mature housing, maintaining the housing stock is the “front line” in nurturing stable residential neighborhoods. Nearly a third of housing units in Ridley Park were constructed before 1940, and maintaining housing properties within the Borough is one of the greatest priorities for Borough residents and administration who seek to keep the high quality of life that defines Ridley Park.
Any municipality with a significant number of older houses requires proactive code enforcement and means of informing residents on how to maintain historic housing facades. This is certainly true in Ridley Park, where several ornate Victorian homes from the oldest neighborhoods in the Borough have fallen into disrepair and/or have become vacant properties. The forces that can impact residential neighborhoods and prompt neglect and deterioration of a housing stock often come from both inside and outside the community, though there are several steps the Borough can take to mitigate the effects of housing stock deterioration and ensure the vitality of its residential neighborhoods.
6.2 ISSUES & CONDITIONS
RIDLEY PARK’S RESIDENTIAL NEIGHBORHOODS
Ridley Park contains a multitude of housing types. Ridley Park residents live in single-family and subdivided Queen Annes, Dutch Colonials, post-World War II split-level homes, twins, and apartment complexes. The Borough hosts a collection of stable and well-maintained residential neighborhoods, though the needs and conditions of the housing and properties in these neighborhoods vary as much as the Borough’s housing stock. 100 RIDLEY PARK comprehensive plan RESIDENTIAL NEIGHBORHOODS
In March 2013, housing and historic preservation experts from the Delaware County Planning Department (DCPD) and Office of Housing and Community Development (OHCD) conducted a “windshield” and walk-by survey of housing in Ridley Park. The purpose of the survey was to identify areas in the Borough that contain housing in need of external structural improvements and/or property maintenance.
The survey informed the creation of a list of designated areas for housing and property improvements (see Table 6-1 and Houses along Hinckley and Swarthmore avenues Figure 6-1). The ten identified areas are blocks that contain properties in need of some repair or improved maintenance. Overall, these areas are in good shape and would be the envy of many other communities with historic housing. However, the process of maintaining and restoring properties is best undertaken frequently and vigilantly, before maintenance becomes costly or cost-prohibitive.
Issues concerning housing repair range from roof and porch restoration, siding issues, and, in some cases, a corrupted foundation. Housing repair needs are scattered throughout the Borough, however the aforementioned ten areas contain small clusters of properties in need. Many of the vacant or underutilized properties are located along Ridley Park’s two major corridors: Swarthmore Avenue and Chester Pike. Properties along these corridors will be discussed in greater detail in Chapter 8.
HISTORIC HOUSING AND THE RIDLEY PARK HARB
Ridley Park has an array of housing types and The Borough hosts a collection of styles representing its history, ranging from 1870s farmhouses and 1880s suburban stable and well-maintained housing, to more recent infill development. residential neighborhoods, though Houses in Ridley Park express the diversity of the needs and conditions of the architectural revival styles popular during the housing and properties in these Victorian era and the variety of post-WWII-era neighborhoods vary as much as styles that became the mainstay of many the Borough’s housing stock. American towns. As Ridley Park has such a quantity and percentage of older homes, many historically significant, it is beneficial that the local Historical Society and the Historical Architectural Review Board (HARB) offer guidance in maintaining the Borough’s building stock.
The Ridley Park Historical Architectural Review Board (HARB) is the main tool available to the Borough in regulating its historic housing stock. The HARB was created in 1992 via the PA Historic District Act (Act 167) in 1961. While the board is not a code enforcement or zoning body, it acts as an advisory panel that helps facilitate improvements to historic
101 Part B — Issues & Priorities Ridley Township
TASKER ST
E. RODGERS ST KENNEY ST
V
I RUSSELL ST HANCOCK ST R
LINDSAY ST G I A MICHELL ST IN BUSE ST PERRY ST R D D E. RUSSELL ST S T R P O M E R OY F O MORTON AVE E R HARRISON ST AV H W. RODGERS ST S T TOME ST B A R K E R PARK ST THAYER ST CHESTNUT ST 4 WATER ST «¬ D T R P A R K S D E S I L L H I W. DUPONT ST
N. SWARTHMORE AVE LESLIE ST LESLIE PENN ST
C CRESSWELL ST E . R S H A W R W D G A U C R
L FREE ST D M E O S N N W. WARD ST T 3 E L L S AV Y Y O T ¬ . R ID L E « E IT
N U C T I K O N N IC H O L N S R E O N D A 2 V R R ¬ E « D D E b E Y A V " . R ID L BELAIR RD W LINCOLN ST E Y A V E E . H IN C K L
E
V
WEST RD 5 6 A E «¬ «¬ Prospect V A S Y N E R K L D E C P E IN L U V BONSALL RD . H O L Park E T W I ROSEMONT AVE P S N B A R . T T L GILBERT RD AVE MCCORMICK E E T T
L A V E
O S A WALNUT ST Borough
N T
R
T S S T I W L E E S AV E H 6 AV O A L L R S E . F E L A ¬ L T E « O V N D L E N A K L S E JOHNSON AVE T S
. BURKEAVE W
Creek Crum 1 «¬ HINKSON BLVD b C O " M E R F O R D AV E CHESTER PIKE
«¬7 DEAKYNE AVE E H AV E
V D E L A W A R E
E A
T R D L E Z TU L
E S G
L D
R I
D R RIVERVIEW AVE
T ¹
R
STEWART AVE STEWART
A P BALDWIN AVE IN T E R S TA Target Areas T E 9 5 "b Rail Stations Rail Lines 0 500 1,000 Streams Feet Municipal Boundaries
NOTES: Disclaimer This map is for analytical Prepared by 1. Delaware County Board purposes only. The reliability Delaware County Ridley Park Map 6 - 1 of Assessments - Parcels of this map depends on the accuracy of the underlying Planning Department Borough Target Areas for Housing Improvements 2. SEPTA - Transit Lines data sources which have not 2014 been verified.
Tinicum Towns hip RESIDENTIAL NEIGHBORHOODS
TABLE 6-1 RESIDENTIAL IMPROVEMENT AREAS Ref. No. Street Block / Location Condition / Improvement Needs W. Chester Pike and Crum Near W. Ridley Housing mostly in good condition, some have painting and 1 Lynne Road Avenue minor water damage, weathering issues. ~ A few houses in need of repair, including water damage; shutters, siding, and wood trim damage; and roof issues. At least one house in process of gutting and renovation. Area around W. Ward, Free and Harrison ~ Roof, siding and column issues near Free St. 2 streets, and W. Ridley Avenue ~ W. Ridley Ave. - Siding, windows issues; roof, paint, wood details; bargeboard on gable end of cross-gable, multi-units and historic houses. Renovation looks to be in progress on at least one house. ~ Near Cresswell St - Some wood detail problems; wooden lattice walkway arch is falling on one house; front and back porch problems; gable roof issues; siding and foundation problems; shingle deterioration, paint issues, rusting fascia on porch roof.
Creswell Street and E. Ridley Avenue, ~ Vicinity of Thayer and E. Ridley - Problems include 3 between E. Ward and Kenney streets shingles, roof, porch supports, foundation, missing bargeboard, some cosmetic wear.
~ Vicinity of Kenney and E. Ridley - roof problems on main and porch roofs, and roof hood on porch; cracks in foundation; entrance work needed, historic house with wrap porch roof all gone, though repair in progress. ~ Barker St - Stucco and gable end trim problems; siding, wood trim damage and re-pointing in foundation issues. ~ Morton Ave. - Several homes have repair issues, including roof, porch and stucco issues. General area bounded by N. Swarthmore 4 Avenue, E. Rodgers Street, Thayer Street and ~ Russell St - Shingle problems and window surround rot; Barker Street siding and roofing issues; structures are both single-family and multi-family. ~ E. Rodgers St. - in need of siding and shingle work; wood trim and stucco issues; houses with some minor cosmetic, and also foundation issues Between Slate roof issues; shingle and foundation issues; multi-unit Chester Pike N. Swarthmore Avenue Queen Anne in need of repair; vacant historic properties 5 and Rodgers in need of work. Street
~ W. Hinckley - Porch and paint issues. Clusters on west 6 Hinckley Avenue and east sides ~ E. Hinckley - House with shingle work needed, and missing porch permanent supports.
Both west and Single and multi-family structures in need of cosmetic, and Chester Pike 7 east sections perhaps foundational repairs.
Source: DCPD 2013
103 Part B — Issues & Priorities CHAPTER 6
FIGURE 6-1 CURRENT HARB DISTRICT
Source: Ridley Park Borough
properties as well as to discourage the demolition of historic structures. Residents who live in the designated HARB area (see Figure 6-2) must consult with the HARB at a monthly meeting of the board to obtain a “certificate of appropriateness” that clears the work a property owner and/or contractor is preparing to accomplish on a historic property, according to established design guidelines. The HARB is integral to the process of maintaining the character of Ridley Park’s historic neighborhoods, though it lacks the authority to “proactively” enforce the upkeep and restoration of properties that are not the subject of improvements and are falling into neglect.
PROPERTY MAINTENANCE AND ENFORCEMENT
Local policy initiatives, grants, partnerships, and community vigilance are all integral to cultivating vibrant, livable residential neighborhoods. Code enforcement, however, is the “front line” of the municipality in working to maintain stable and welcoming communities. The purpose of local ordinances, initiatives, and code enforcement is to act as a link between the needs of the community and the property owner and/or tenant. A municipality has a strong stake in encouraging and aiding the maintenance and rehabilitation of residential properties. While few properties in the Borough are not properly maintained, they can have an outsized impact on the condition of the neighborhood, including property values. Code enforcement is a municipal mechanism for controlling and reducing the number of properties that are deteriorating and are a potential hazard to the community.
104 RIDLEY PARK comprehensive plan RESIDENTIAL NEIGHBORHOODS
In the last few years, Ridley Park has moved from having an in-house code enforcement officer to contracting with a professional company for these services after the retirement of the Borough’s last officer. A representative from the contracting company for Ridley Park holds office hours in Borough Hall three days a week during the afternoon, and as needed (as of 2014). FIGURE 6-2 The Borough requires certificate of CODE ENFORCEMENT PROTOCOL occupancy inspections for housing units to ensure that units are safe for residents and adhere to Borough CURRENT PROTOCOL FOR ADDRESSING codes. Contracting company staff PROPERTY AND BUILDING CODE VIOLATIONS currently inspects all rental units every 1) Complaint is filed with the Borough and the code two years. Additionally, a certificate of enforcement officer. occupancy inspection is required any 2) A certified letter notifying the property owner of the time there is a change in ownership of violation is mailed. a residential owner-occupied structure. The Borough charges an inspection fee 3) A “courtesy period” is instated to allow the property of $100 for private residences, rental owner to comply with Borough standards, and to units, and businesses (after sale); $50 give time for the code enforcement officer to work for any residential or commercial re- on the caseload. inspection. Apartment units are re- 4) If the property owner has not complied with the inspected every two years, but the letter in the given period of time (determined by the original $100 covers the inspection code officer), then a citation is sent to the property cost if no sale has taken place. owner. 5) If the property owner does not bring the property to The outsourcing of code enforcement code and/or the fine has not been settled, a presents a “trade-off” for the Borough. summons for a district court appearance is By eschewing a full-time officer, the arranged. Borough saves on salary and benefits, 6) The court rules to uphold or dismiss the fine and and signs an annual contract for citation (the entire process at this point takes a services. The Borough also gains the minimum of 60 days). expertise and access to inspection licenses, including plumbing and electrical inspections.
In exchange for this, the Borough risks accountability, visibility, and the “personal touch” that an in-house officer can bring. The presence of an in-house officer could be beneficial for applying greater pressure to property owners of many of the Borough’s converted multifamily houses, many of which suffer from structural and cosmetic issues.
The Borough should periodically reassess its contract with its code enforcement contractor to determine if it is more worthwhile to directly hire and manage a code officer (either part-time or full-time), though streamlining the process of code enforcement and bringing properties to code efficiently is the best and first way to address the issue.
Currently, the process of citing a property owner for a code violation and ultimately compelling the owner to restore the property can be onerous and expensive. The distressed properties are often owned by non-residents who own several properties or owners who
105 Part B — Issues & Priorities CHAPTER 6
have abandoned properties, most likely due to finances. The process of bringing these Code enforcement is the “front owners to task can often be lengthy, with line” of the municipality in citations held up in the legal process for 60 working to maintain stable and days or longer. The Borough has effectively become a property manager by maintaining welcoming communities. neglected properties through mowing lawns and billing the owner through a property lien. Recouping these funds can be difficult, and the Borough is additionally losing money from the lowered property tax, if they can collect it from the delinquent owner.
According to the Borough Manager, the majority of the properties in Ridley Park that look neglected and/or are vacant are owned by absentee landlords and owners, and not necessarily owners who merely do not have the capability (financial, physical, etc.) to maintain their properties. In this regard, the issue with neglected properties is related to enforcement, rather than lack of incentives. However, the use of both incentives and increased enforcement – a “carrot and stick” approach – could help to mitigate the number and severity of neglected houses and properties.
6.3 OBJECTIVES
6-1 Streamline the code enforcement process and re-examine nuisance codes to increase
efficiency and expenditures in bringing properties to code
6-2 Use available governmental tools to repair and bring into code distressed properties
6-3 Inform and guide current and prospective homeowners in finding programs and
opportunities for residents to ease the costs of homeownership
6-4 Increase the level of awareness about Borough rules concerning property and lawn
maintenance, and other code enforcement issues
6-5 Engage residents and property owners to maintain and protect their older buildings – by adding to the overall historic character of the community and/or designated as historically significant on either a local or national level.
6-6 Allow for flexibility in zoning to promote the preservation of historic homes as multigenerational housing.
106 RIDLEY PARK comprehensive plan RESIDENTIAL NEIGHBORHOODS
6.4 RECOMMENDATIONS
Objective 6-1: Streamline the code enforcement process
Increase the Borough capacity for code enforcement by budgeting more money for either more office hours for a contractor, or an in-house part-time or full-time officer. This recommendation is made with the intention that the enhanced budget will return increased fees and higher property values from increased enforcement. Talk with nearby communities, including Prospect Park and Glenolden, about their code enforcement programs. In Prospect Park, the code enforcement officer has been commended by the borough council for his work in securing more revenue through building permits and use and occupancy fees, which can fund an increased code enforcement operations.1
Reduce the time necessary to bring property owners to court who commit code violations by reducing the “courtesy period” before filing a citation and raise administrative fees for processing violations.
In Lower Township, Cape May County, New Jersey, the municipality empowered its code enforcement officer to issue summons a few days after verbal contact with the property owner while increasing administrative fees for placing a lien on a property. By moving directly from verbal contact with the owner to a summons if needed after only a few days, the township has dramatically increased the cases it handles, and most likely the revenue it collects from fines.2
Review and revise the Borough nuisance codes to increase the efficiency of bringing properties back into code, using other municipalities as models. In Folcroft Borough, its council passed two ordinances in late 2013 that are aimed at reducing the number of vacant properties and mandating their maintenance.3 One ordinance concerns vacant properties, of which property owners must register with the borough. The property owner must re-register the property every six months, produce a property management plan, and perform weekly inspections and maintenance or face a fine. For neglected properties, owners could be barred from purchasing future properties in the Borough if the blight is not remediated. Council can take action six months after the first citation.
Review the Pennsylvania Neighborhood Blight Reclamation and Revitalization Act and utilize as a means of holding property owners accountable for neglected properties.
This state law empowers municipalities to collect fines and costs (and personal assets) from negligent property owners by filing judgments against the owner, in addition or in lieu of placing liens on the targeted property. Property owner must be in violation for at least six months before this action can be taken.
107 Part B — Issues & Priorities CHAPTER 6
Out-of-state property owners may be extradited by the municipality if the owner is summoned to court. Municipalities may deny permits and licenses to property owners or permit applicants who have existing code violations or are delinquent on municipal taxes.
Objective 6-2: Use governmental tools to repair and bring into code distressed properties
Take advantage of the knowledge of municipal departments (police, fire, and highway) to gather as much information about neglected properties as possible. The collaboration of municipal departments can quickly help identify neglected properties, through the sharing of violations, infractions and tax delinquency reports. The Borough should frequently engage in joint inspections of properties (i.e. with code enforcement, police, and highway department managers and the County Housing Authority) and consult County-level officials for issues regarding property tax delinquency.
Resident engagement and constructive discussion can be encouraged via the internet, and the Borough should consider creating and/or hosting an online reporting system, where residents can post pictures or notices of code violations or areas of needed infrastructure improvements. This could be hosted on the Borough website or through a third-party client that works with municipalities. As an example, Media Borough recently launched a free mobile phone app (“Media Mobile”) that allows residents to report property and infrastructure issues. FIGURE 6-3 As a measure to address the CONSERVATORSHIP condition of the most neglected CONDITIONS FOR PURSUING properties in Ridley Park, the Borough CONSERVATORSHIP OF A PROPERTY IN COURT should look into the benefits of conservatorship. Pennsylvania Act 135 Property not legally occupied for 12 months of 2008, the Blighted and Abandoned Property marketed for 60 days Property Conservatorship Law, No foreclosure action taken provides the legal tools necessary for Current owner longer than 6 months
municipalities to reclaim and restore Additionally: blighted properties. The property must be considered a hazard or The conservator is a court- risk, nuisance, unfit for occupancy, subject to appointed actor that rehabilitates illegal entry, and/or in need of substantial rehab a distressed property and takes Source: Housing Alliance of Pennsylvania, 2009 control of the debts and responsibilities of maintaining a property from the delinquent owner.
A nonprofit organization is best suited to be a conservator (the Borough should consider helping to establish a nonprofit for this purpose, or partner with a local organization that conducts housing rehabilitations).
The Delaware County Office of Housing and Community Development (OHCD) can help the Borough connect with suitable partners.
108 RIDLEY PARK comprehensive plan RESIDENTIAL NEIGHBORHOODS
Objective 6-3: Guide present and future homeowners in reducing housing costs
Increase awareness about the Homestead Exclusion to lower the property tax burdens of Borough homeowners. This program, funded with state gambling proceeds, lowers the assessment of homes and subsequently the amount of property tax owed.
To be eligible, property owners must reside in the home as their primary residence. Applications can be acquired by contacting the Ridley School District. All completed applications must be submitted to the County Board of Assessment. h p://www.newpa.com/local‐government/tax‐informa on/property‐tax‐relief‐through‐ homestead‐exclusion
Encourage homeownership in the Borough by promoting the County-funded Homeownership First Program and initiatives funded through the Pennsylvania Housing Finance Agency (PHFA).
The Homeownership First Program provides education, down-payment, and closing cost assistance to first-time low and moderate-income homebuyers. The funds are considered zero-percent (0%) interest loans, which must be repaid upon the future sale or transfer of the property. Since Ridley Park lies within a Delaware County Revitalization area, the loan is forgiven after five years if the homeowner remains in the unit. h p://www.co.delaware.pa.us/hcd/coupro.html PHFA offers a variety of programs that promote homeownership, including the Keystone HOME Loan Program, which offer financing, reduced mortgage fees, and in many cases, reduced title insurance. h p://www.phfa.org/consumers/homebuyers/khlprograms.aspx PHFA also has programs for homeowners that are unable to afford their current mortgage payments, including the HFA Preferred™ and HFA Preferred Risk Sharing™ programs which help provide qualified homeowners with lower-payment mortgage and refinance options from approved lenders. h p://www.phfa.org/consumers/homebuyers/hfaprograms.aspx?id=HFA
Monitor funding opportunities for the Borough to develop or participate in a multi-unit conversion program that would provide financial assistance, such as low-interest loans, tax breaks, or down-payment assistance, to homeowners to purchase multi-unit properties and convert them back to single-family homes. Lansdowne and Yeadon boroughs have offered incentives for owners and prospective buyers of subdivided multi-family houses to reconvert the properties into single-family dwellings. The program involves a $15,000 loan that is forgivable after five years of residency for improvements made to a house with a rental unit removed (and an extra $10,000 for each subsequent unit removed). Additionally, Lansdowne has a Multi-Unit Conversion Committee, which is comprised of residents in the Borough’s Elm Street district who review applications for the reconversion program.
109 Part B — Issues & Priorities CHAPTER 6
Refer homeowners to programs that provide funding for major system home repairs and weatherization improvements. The Delaware County Housing Rehabilitation Program is a first-come, first-served program that offers qualified, low- and moderate-income applicants a zero- percent, deferred payment loan fully repayable upon the sale or transfer of the property. The maximum loan amount is $15,000. h p://www.co.delaware.pa.us/hcd/housingrehab.html PHFA’s Renovate and Repair Loan Program offers loans to income eligible homeowners that can be used to pay for safety and energy improvements, accessibility modifications, and infrastructure repairs. The program also provides homeowners with assistance in determining which home improvements and repairs are needed. h p://www.phfa.org/consumers/homeowners/renovate_repair/ Community Action Agency of Delaware County (CAADC) offers low-interest loans for homeowners to make their homes more energy efficient. These weatherization services include window and door replacement, insulation installation, air sealing, and heater service, repair, and replacement. h p://www.caadc.org/index.php?/services/energy/v1/weatheriza on_home_improvement/
Provide information to homeowners ages 62 and older about reverse mortgages and how they can help pay for home improvements. Reverse mortgages allow the homeowners to borrow against the equity from their homes. These funds are repaid when a homeowner dies, moves, or no longer uses the home as a primary residence. Homeowners must still pay property taxes and homeowners insurance. Homeowners should be referred to seek comprehensive education and counseling from reputable sources that provide disclosure about the benefits and risks of reverse mortgages. h p://www.portal.state.pa.us/portal/server.pt/document/656816/ understanding_reverse_mortgages_pdf
Objective 6-4: Increase awareness of Borough rules concerning property and code enforcement issues
Continue certificate of occupancy inspections for housing units throughout the Borough to ensure that units are safe for residents and adhere to Borough codes. Increase the frequency of rental unit inspections. They could occur annually, each time a unit turns over, or more frequently for properties with documented code violations and maintenance issues. Monitor inspection fees to ensure that they are comparable to those of other Delaware County municipalities.
Use a proactive approach to educate property owners about property maintenance and code enforcement within the Borough. Share information via Borough newsletters, public access channel, posts to the Borough web site, and brochures. Topics can include Borough rules regarding
110 RIDLEY PARK comprehensive plan RESIDENTIAL NEIGHBORHOODS
lawn and property maintenance, garbage/recycling/lawn debris pick-up, and other emerging issues within the municipality. Offer or provide a reference to a home maintenance manual that includes an overview of the basic steps required to keep a home operating efficiently, including structural issues and plumbing, electricity, heating, and cooling systems. Homeowners seeking assistance with older properties should be referred to the Delaware County Planning Department’s 2009 guide, “Maintaining Your Historic Home: A Practical Guide for Homeowners.” Prepare a packet for residents of renter-occupied residents and new homeowners of Ridley Park outlining their rights and responsibilities. Community outreach can help to encourage tenants to maintain their properties, and alert Borough code enforcement if their landlord is not properly maintaining apartments, buildings, and property.
Team with local agencies, such as the Fair Housing Council of Suburban Philadelphia (FHCSP) to offer outreach and training programs to Borough landlords. FHCSP has previously hosted seminar and webinar training for landlords concerning property management and fair housing.
Objective 6-5: Guide residents in maintaining their historic properties
There are two historic tax credit opportunities worth noting. Both involve owners of historic income-producing properties taking advantage of receiving a reduction of state or federal income taxes when they plan to do a major renovation of their building. Once their building is listed on the National Register of Historic Places, owners can submit their renovation plan to the state preservation officer, and if it is approved, they can get a reduction of 20 percent from federal and 15 percent of state income taxes.
Create a revolving loan fund, Borough grant program, or establish a non-profit organization to support a façade improvement program and/or apply for funding for buildings of historic value. Funding (loans and grants) for private, owner-occupied residences is scarce, historic properties notwithstanding. Homeowners and municipal officials have the option of helping to start a non-profit organization or revolving loan fund to help fund repairs to properties. A non-profit organization has the benefit of having the capacity to apply for grants and loans from preservation organizations (including the Preservation Fund of Pennsylvania and PHMC grants). Most often, loans only cover a portion of the total work commissioned on a property or properties. In Bellevue, Kentucky (bellevueky.org), a city of approximately 6,000 residents that borders Cincinnati, Ohio, the city has established a Historic Incentive Grant program to assist homeowners in improving their properties in local-designated historic districts. The grant program covers up to 50 percent of the cost of housing improvements, up to $1,000 per project. The grant program is funded
111 Part B — Issues & Priorities CHAPTER 6
through the city’s general fund. Any revolving loan fund or grant program Ridley Park seeks to implement (either alone or with partners) may require an initial disbursement from the Borough’s general fund.
The HARB could pursue a windshield study of historic neighborhoods, note code violations that may be consistent with many of the historic buildings, and work with code officials to offer guidance in solving these problems. One example is to offer guidance to window repair versus window replacement.
Hold seminars on how properties located within the HARB could benefit from better code enforcement, including how to engage in preventive maintenance before it becomes a capital improvement.
Objective 6-6: Allow flexibility in zoning for multigenerational housing
Accessory dwelling units (ADUs) relate to the construction of a smaller auxiliary apartment or housing unit on a given lot, either in an existing structure or separately on the parcel. An example includes an apartment with separate exterior ground-floor entrance built into an existing house. Ridley Park currently does not allow/address ADUs in its Zoning Ordinance, though it is recommended the Borough explore their use in helping to expand the functionality of its older historic homes by allowing the construction of a separate unit or “granny flat” inside existing structures. The Borough has restricted housing subdivisions while encouraging reconversions from multifamily to single-family homes. While officials may not see fit to encourage more housing conversions to renter-occupied units, the conversion of part of a larger house into a separate apartment can accommodate families that plan on having an older parent or adult child live in the same house. Allowing the construction of an accessory unit in large Victorians in the R-1 district as a conditional use or special exception could promote the maintenance and longevity of older properties by expanding their functionality for the growing trend of multigenerational housing. By adopting a definition for ADU in the Zoning Ordinance and amending Accessory dwelling units (ADUs) the R-1 district, Ridley Park can relate to the construction of a allow the limited construction of smaller auxiliary apartment or accessory units. In Strasburg housing unit on a given lot, Borough, Lancaster County, the zoning code defines ADUs and limits either in an existing structure or inhabitants to elderly and separately on the parcel. An handicapped persons who are blood example includes an apartment or adoption-related to the owners of with separate exterior ground- the house with the proposed floor entrance built into an conversion. ADUs are listed as a existing house. special exception.
112 RIDLEY PARK comprehensive plan RESIDENTIAL NEIGHBORHOODS
6.5 IMPLEMENTATION STEPS
Ridley Park houses a collection of stable and well-maintained neighborhoods that would be the envy of other communities with an historic and varied housing stock. However, scattered locations contain properties that are in need of exterior or structural repairs and improvements and a few properties that are severely underutilized or entirely vacant with some degree of neglect and deterioration.
These neglected properties are typically located along the main corridors of the Borough or other visible locations and can impact the perceptions visitors and others passing through the Borough have of Ridley Park. It is important for the Borough to address the status and condition of these properties in a thoughtful and coordinated fashion.
POTENTIAL PARTNERS
Ridley Park HARB / PHMC
DCPD and Delaware County Office of Housing and Community Development
Business owners and property owners
Pennsylvania Department of Community and Economic Development (DCED)
Community Action Agency of Delaware County
First Suburbs Project (firstsuburbsproject.org)
Housing Agencies:
Self-Determination Housing Project of PA (sdhp.org)
Pennsylvania Housing Finance Agency (phfa.org)
Fair Housing Council of Suburban Philadelphia (fhcsp.com)
Delaware County Housing Authority (dcha1.org)
FUNDING SOURCES
Annual Budget / General Fund
State funding (DCED, PHMC and PHFA)
INITIAL ACTIONS
Examine existing nuisance codes, enforcement procedures, and the merits of using an outside code enforcement contractor relative to a paid in-house, municipal code official to streamline and improve the effectiveness of the Borough’s code enforcement process.
Examine other municipal approaches to code enforcement including the use of outside contractors vs. in-house code enforcement officials and fee structures and revenue streams from code enforcement activities. Consider the possibility of a joint code enforcement program with a neighboring municipality or municipalities.
113 Part B — Issues & Priorities CHAPTER 6
Conduct outreach and develop a program or other structured approach to educate, inform, promote, and guide the use of the full-range of public sector programs—grants, loans, conservatorship—that are potentially available to residents and other property owners in the Borough to rehabilitate, repair, or improve and enhance their properties.
Some of these potential sources include the Pennsylvania Housing Finance Agency (PHFA), the Delaware County Community Action Agency, the Community Development Block Grant Program (CDBG), and the Blighted and Abandoned Property Conservatorship Law of Pennsylvania.
Investigate the potential eligibility of the Ridley Park Historic District or portions of the District for listing on the National Register of Historic Places. The listing of any individual buildings or districts on the National Register would make income-producing properties eligible for federal and state historic tax credits for rehabilitation and repairs.
Consider utilizing the Delaware County Planning Department, Preservation section or the Preservation Alliance of Philadelphia for technical assistance and guidance and the offering of seminars that would address some of Ridley Park’s preservation issues.
Endnote 1: “Prospect Park Code Enforcement Officer John Cepis Earns Kudos.” Ridley Town Talk. 23 August 2010. http://www.delconewsnetwork.com/articles/2010/08/23/ridley_town_talk/news/doc4c69f5f645f31237020173.txt
Endnote 2: “Lower Gives Code Enforcement More Teeth.” Cape May County Herald. 5 February 2013.
http://www.capemaycountyherald.com/article/government/villas/89923-lower+gives+code+enforcement+more+teeth
Endnote 3: “Folcroft Ordinance Targets Owners of Blighted, Vacant Properties.” Delaware County Daily Times. 30 November 2013. http://www.delcotimes.com/government-and-politics/20131130/folcroft-ordinance-targets-owners-of-blighted-vacant- properties
114 RIDLEY PARK comprehensive plan RIDLEY PARK comprehensive plan
EXPAND COMMUNITY 7 CONNECTIVITY CHAPTER 7
Expand Community Connectivity
— GOAL — To increase safe pedestrian and bicycle connections to and from key destinations within and outside of the Borough for the purposes of convenient non-motorized transportation and recreation.
7.1 INTRODUCTION
This chapter addresses the need for off-road trails and road-based greenway connections in Ridley Park. It is important for the Borough, the County, and PennDOT to maintain and expand the existing infrastructure for walking and bicycling, which improves the health and quality of life for residents of Ridley Park and the surrounding area. A survey of Borough residents indicated that sidewalks are highly valued as a means of transportation and exercise. A well-planned sidewalk and trail system helps residents better connect with their community. Residents like to know they can take a walk down the street to a park, commercial district, school, or a friend’s house in a safe and efficient manner. Increased freedom of movement that is facilitated through pedestrian facilities improves the quality of life of residents as well as the experiences of visitors to the community.
Many of the things that citizens value most about Ridley Park concern its walkability and the proximity of amenities and shops to where they live. This is due much in part to Ridley Park’s existing well-maintained and near-complete sidewalk network, but off-road trails and improvements to road crossings can make for even higher quality outdoor experiences and more convenient and safer connections.
7.2 ISSUES & CONDITIONS
BACKGROUND
The Delaware County Planning Department (DCPD) defines a greenway as
“A linear system of connected natural and man-made elements that function together for public benefit. These connections and the open spaces and other features that they link may be accessible to the public in the form of publicly owned parks and trails, or they may be owned privately, with limited or no public access.”
This definition was first used in the Greenway Plan for the Darby Creek Watershed (2010), which highlighted the opportunity for a stream valley greenway along Stony Creek in Ridley Park and Prospect Park boroughs and Ridley Township. The Plan, which is available for 116 RIDLEY PARK comprehensive plan TRAILS, GREENWAYS + CONNECTIVITY download at DCPD’s website (http://www.co.delaware.pa.us/planning/environmental/ openspace.html), also provides a background on the benefits of greenways and the various forms they can take.
Road-based greenways are often called “green streets” and can include amenities such as sidewalks, bike lanes, and shade trees. They can also feature signage and stenciling to promote awareness of the Borough’s designation and encouragement of multi-modal usage of the street.
STREAM VALLEYS
The street system of Ridley Park was constructed in a grid pattern in most neighborhoods. Stream valleys flow northeast to southwest. Along with two railroads and major roadways, they act as real and perceived barriers, or boundaries that divide the Borough into sections. Stream valleys are largely untapped resources that could potentially be used for recreational walking or as a throughway for transportation on foot or by bicycle. Stony Creek
There are two stream valleys in Ridley Park and they generally run north to south – Little Crum Creek in the west, and Stony Creek on the east side of the Borough (Please refer to Figures 3-3 and 3-4).
Little Crum Creek Little Crum Creek is a tributary of Crum Creek. Its headwaters are in the Borough of Swarthmore, and it joins Crum Creek on the Boeing property in Ridley Township. Ridley Park Lake was created by the damming of this creek. North of Eastlake Park, the creek is bounded by privately owned land. To the south, the creek runs through the Borough-owned open space behind the Highway Department maintenance building. Both rail lines in the Borough cross over the creek. The stream runs under the SEPTA/Amtrak rail line and Chester Increased freedom of movement Pike before flowing through Catania Brothers that is facilitated through Park. There is little visual access to Little Crum pedestrian facilities improves Creek outside of those areas in public open the quality of life of residents as space. well as the experiences of
visitors to the community. Stony Creek Stony Creek is a tributary of Darby Creek. Its headwaters are in Springfield Township and Morton Borough and empties into Darby Creek at the Ridley Township Municipal Marina. The County’s Greenway Plan for the Darby Creek Watershed recommended that the Stony Creek stream valley be conserved and maintained as continuous natural open space. As a secondary goal it was suggested that there may be an opportunity for a stream valley trail.
117 Part B — Issues & Priorities CHAPTER 7
A recent open space acquisition by the Borough on the south side of Ridley Avenue is across the street from Prospect Park Borough’s Moore’s Lake Park. The rail line at the south end of the open space is an obstacle that could prevent a continuous stream valley trail further south. Most of the southern part of this greenway within the Borough is on Taylor Community Foundation land and runs through the Stoney Creek Apartments.
PARKS
Recreation Park There are no sidewalks around the Recreation Park — note the lack of sidewalk on the left-hand perimeter of Recreation Park, except at edge of the photograph the narrow, long rectangular ends. A visitor wishing to walk around the park on a flat surface also conducive to strollers or wheelchairs would have to use the street or the sidewalk on the opposite side of the streets surrounding the park. Residents and Task Force members have noted a demand exists for constructing a trail around the park that would obviate the need to walk or jog in the streets surrounding the park. In addition to perimeter sidewalks, the addition of connecting walkways within the park would enhance user’s experiences in the park.
Catania Brothers Park and Hetzel Park Currently no trail or sidewalk exists along the driveway into Catania Brothers Park, which also serves the Ridley Park Police Station. Pedestrians and cyclists have to use the same unstriped road that automobiles use, which can be dangerous, especially during ballgames and events.
While the County-owned Catania Brothers Park is adjacent to the Borough’s Hetzel Park, there is no trail connection between them. In fact it would be difficult for a visitor of either park to realize that there is another adjacent park without seeing a map that includes both. The parks’ shared boundary is at a point within a wooded area far from each park’s entrance. The linking of these two parks could be an extension of the Borough greenway network, connecting the Little Crum Creek greenway to the neighborhood around Hetzel Road.
Ridley Park Connection to East Coast Greenway The Borough is well within bicycling and walking distance of the forthcoming East Coast Greenway (ECG), which will provide a multi-use, on and off-road trail connecting the East Coast from Florida to Maine. The ECG will essentially run along the PA Route 291 corridor in Delaware County. Ideally it will be a permanent hard-surfaced off-road trail. The interim route will likely be on Route 291 using a combination of bike lanes and “sharing the road with motor vehicles” segments. The ECG will provide access to several amenities including the Heinz Wildlife Refuge in Tinicum Township, Philadelphia International Airport, the City of
118 RIDLEY PARK comprehensive plan TRAILS, GREENWAYS + CONNECTIVITY
Philadelphia, as well as several important destinations in Delaware County including PPL Park and Harrah’s Casino in Chester City while providing access to the waterfront along the Delaware River.
“The Circuit” is the name given to the greater Philadelphia regional trail master plan. The East Coast Greenway is a key spine in this regional trail network. The ECG will provide numerous connections with other trails within the Circuit once fully built out. It is strongly recommended that the Borough try to support and aid their neighboring municipalities to implement the ECG, as well as providing a connection to it. The main obstacle for Ridley Park Pedestrian bridge over railway connecting W. Ridley Avenue to W. to overcome is how to traverse I-95 Hinckley Avenue to gain access to the Route 291 corridor. This Plan recommends the use of Sellers Avenue as a bicycle route, as Sellers Avenue would provide a safe crossing of the Interstate. There should be sufficient right-of- way on Sellers Avenue in Ridley Township to provide bike lanes or paved shoulders in both directions to connect with Route 291. If bike lanes are not feasible in the Borough, “share the road” signs can be used with wayfinding signs directing bicyclists to the East Coast Greenway. The Borough should work with Ridley Township to implement this recommendation.
DELAWARE COUNTY BICYCLE PLAN
Ridley Park has several roadways that are designated in the Delaware County Bicycle Plan. Chester Pike (U.S. Route 13) is designated as a Primary Route. This is the only Primary route within the Borough. There are two other Primary routes within easy biking distance outside of the Borough. These two are MacDade Boulevard (State Route 2006) and Lincoln/ Wanamaker Avenue (Route 420). The “Primary” designation does not mean that these are necessarily the best or safest facilities for bicyclists. It merely means that there are many destination points along these roadways and that there is bicycle traffic on these roads and bike crashes have occurred. When a roadway is designated as a Primary route, improvements are encouraged to provide for bicyclist safety. All roads are on state roadways so all improvements and alterations to the existing roadway must be approved by the Pennsylvania Department of Transportation.
Ridley Avenue (SR 2004) is within Ridley Park and is designated as a Secondary Route. Just outside of Ridley Park is a Secondary route, Fairview Road (SR 2035), in Ridley Township. The difference between a Primary Route, a Secondary Route, and a Tertiary Route is simply the score that the roadway received. The roadways that scored the highest are Primary, the middle tier score is Secondary, and the lowest scoring tier are designated Tertiary Roads. There are no Tertiary Routes in or near Ridley Park Borough.
119 Part B — Issues & Priorities CHAPTER 7
Impediments to Pedestrian & Bicycle Access The biggest impediments to pedestrian and bicycle access are railroads and multi-lane or busy roadways. Two-lane roadways like Swarthmore Avenue are crossable at crosswalks and traffic signals. Busier roads where safe crossing is an issue include Chester Pike and MacDade Boulevard. MacDade Boulevard is located nearby in Ridley Township, but is an important corridor for Borough residents, especially those who walk or bike to points north like Ridley High School and Swarthmore Borough.
The two east-west railroads in the Borough block north-south travel except where roadway or pedestrian bridges go over the tracks. There is one such pedestrian bridge south of the middle school and elementary school complex, between Ridley Avenue and Hinckley Avenue. The issues with this bridge are its narrow width and the stairs leading to the overpass, so it is not ADA-compliant or bicycle accessible (though it is possible to carry one’s bike up and down the stairs).
There is a lack of directional signage pointing the way of travel between destinations in the Borough. Ridley Avenue is the logical route for pedestrians at Eastlake Park, Recreation Park, or Moore’s Lake Park to travel from one park to the other crossing through the government and commercial district on the way. This route is the most direct, with complete sidewalks. The Regional Bicycle Map from the Bicycle Coalition of Greater Philadelphia mapped Ridley Avenue, east of Swarthmore Avenue, as a bicycle route of average conditions. Haverford Road and E. Hinckley Avenue were also shown the same way on that map. In Prospect Park, Ridley Avenue becomes 13th Street and is a good route for connecting Ridley Park to its downtown at Route 420.
7.3 OBJECTIVES
The objectives and actions in this chapter address concerns raised in the Issues & Conditions section (7.2), as well as in Chapters (3) and (4). Chapter 4 included a recommendation for completing the pathway system in Eastlake Park. That pathway could also be a part of a Borough-wide network and helps meet the goal of this chapter.
7-1 Incorporate on-road routes in the Borough’s greenway network
7-2 Develop off-road trail routes for the Borough’s greenway network
7-3 Make key road crossings along designated greenway routes safer for pedestrians and cyclists
7-4 Improve targeted stretches of sidewalk and crosswalks to help facilitate multi-modal movement as well as the creation of a continuous non-motorized transportation system
120 RIDLEY PARK comprehensive plan TRAILS, GREENWAYS + CONNECTIVITY
7.4 RECOMMENDATIONS
Objective 7-1: Incorporate on-road routes in the Borough’s greenway network
Designate and sign on-road pedestrian and bicycle routes as part of a Borough-wide greenway network. Roads and road segments that could be designated as part of the on-road greenway network include those shown on Figure 7-1. These “Ridley Park On-Road Greenway” routes should be enhanced with identifying signage, “share the road” stencils and signage, and traffic calming and street greening enhancements like trees, medians, and curbside rain gardens. These routes would connect to off-road trails within public open spaces and rights of way. Two routes are designated on the map as ways to connect Catania Brothers Park to Eastlake Park although neither would be easy for use by people with disabilities (ADA -compliant). The south end of Crum Lynne Road is a steep slope, but it does have a well-maintained sidewalk. Ridley Avenue, DuPont Street, and Park Street should be the primary east-west on- road routes. Other streets to include are sections of Thayer Street and Tasker Street to connect Park Street to Ridley Avenue; and Glenloch Road and western Hillside Road to connect Eastlake Park to the Crum Lynne Road bridge which is located close to the Borough in Ridley Township. Haverford Road north through a section of Ridley Park and Ridley Township could also lead pedestrians and cyclists to the MacDade Boulevard crossing at Morton Avenue. Ridley Avenue, as an east-west route that bisects the Borough, is an ideal Ridley Avenue is an ideal bicyclist alternative to Chester Pike and MacDade Blvd. The street bicyclist alternative to Chester provides access to several Pike and MacDade Blvd by destinations within the Borough, providing access to several including Eastlake Park, the business destinations within the Borough. district, the library, and Recreation Park. On-road signage, such as “share the road” signs, or a dedicated painted bicycle lane should be considered for Ridley Avenue. Swarthmore Avenue is not shown as a primary route because of safety concerns due to its highly trafficked nature. It is however the most direct route to the Ridley Township Municipal Marina, so signage to this effect for a bike route to the Chester Pike crossing is a secondary recommendation. Similarly, Sellers Avenue should also be signed at its intersections with Chester Pike and Swarthmore Avenue as the most direct route to the East Coast Greenway.
Objective 7-2: Develop off-road trail routes for the Borough’s greenway network
Plan and develop a complete sidewalk and path system around the entirety of Recreation Park. Map 7-2 shows a rough idea of a pathway system around Recreation Park. A
121 Part B — Issues & Priorities Father Knoll Field
# # Ridley # Township E. RODGERS ST
RUSSELL ST TASKER ST # OCK ST # HANC PERRY ST ST LINDSAY ST MICHELL ST SSELL Y ST BUSE ST E. RU MORTON AVE POMERO
HAVERFORD RD TOME ST BARKER ST CHESTNUT ST Recreation
HARRISON ST Park Eastlake PARK ST RD Park SIDE
HILL W. DUPONT ST N. SWARTHMORE AVE THAYER ST THAYER
Ridley Middle School PENN ST ST LESLIE and
SHAW RD Lakeview Elementary KENNEY ST KENNEY School E FREE ST W. WARD ST AV E. RIDLEY NICHOL SO
N C
ProspectPark Borough R R VE
U D A IDLEY . R WEST RD M E CKLEY AV W E. HIN West L Y
Road N BONSALL RD D Park N Little Crum P U E O Creek ROSEMONTAVE T R P T B L AR GILBERT RD D E T Open Space V O UT S LETT AVE Park A A WALN T Y N Square E R KL VE A S NC W S HI ER T STILES A A L VE EL L . S K W JOHNSON AVE
Crum Creek
MCCORMICK AVE MCCORMICK COM ERFORD AVE CHESTER PIKE BURKE AVE # DEAKYNE AVE
H
E
T DELAWARE AVE L Z A Leedom Tony Daliessio E D L O Elementary
Municipal Park R M School Catania Hetzel D U
RIVERVIEW AVE S Park Park STEWART AVE STEWART A 0 500 1,000
V
PARTRIDGE AVE PARTRIDGE Feet E ¹ INTERSTATE 95 # Potential On-Road Greenway Streams/Lakes
Potential Off-Road Trail Education # Rail Lines Open Space Witmer Field
NOTES: Disclaimer This map is for analytical Prepared by 1. SEPTA - Transit Lines purposes only. The reliability Delaware County Ridley Park Map 7 - 1 of this map depends on the accuracy of the underlying Planning Department Borough Borough-wide Potential Greenway Network data sources which have not 2014 been verified.
Tinicum Township 2 1 3 The tree lawn adjacent to Barker Street Barker Street to adjacent lawn tree The construct enough width to a provides walkers sidewalk for drainage Damaged and poorly graded obstruction for creates system pedestrians Paths can be constructed on existing Paths 200 Existing Sidewalk Suggested Suggested Path Gravel Suggested Sidewalk Created Created Connection Point of Point Interest North 50 100
0 Scale in feet Park Street Park
Leslie Street 5 4 Existing tree grouping provides an provides grouping Existing tree path opportunity shaded gravel for
Tasker Street
Kenny Street 4
3 Purcell Street Park Street Park 2 5 Diversity of tree species could provide provide species could of tree Diversity experience arboretum-like
Kenny Street Street Barker
1
Pomeroy Street Pomeroy County Delaware Planning Department 2014 Russell Street Russell Ridley Park, PA Ridley Park, Improvements Recreation Park
Thayer Street Pathway Potential CHAPTER 7
landscape architect should be retained to design the system to exact, ideal specifications. The system could be a combination of sidewalk, crushed stone pathways, and/or paved paths. Perimeter paths could be set back at varying distances from the curb with side paths that connect to the curb where the Borough wishes to encourage crossings to sidewalks across the street (Purcell, Kenny and Leslie streets). The paths should also connect with the existing sidewalks at the short ends of the park. For a primarily active park of its size, Recreation Park has an abundance and variety of attractive shade trees. The east end of the park particularly has a nice grouping of trees which could create a pleasurable experience for a walk on a path. If an off-road trail around the park is not feasible or Signage for Bicyclists’ Baltimore Pike — cost-effective, the Borough could look into the a possible template for intra-Borough signage along residential streets possibility of a painted on-road pedestrian lane that circles the park. Other improvements that could be completed concurrently with pathway construction: Reconstruction of drain piping at the curb of Park Street near the baseball field backstop Pruning or removal of trees that might prohibit path construction (very minimal) Addition of other park improvements like benches, park identification signage (a consistent design and graphics with other Borough parks)
Connect the south end of Eastlake Park to W. Ridley Avenue at the Crum Lynne train station with an off-road multi-use trail.
The Borough can utilize its open space on Little Crum Creek along with land at the Maintenance Building and SEPTA/Amtrak rail right-of-way to engineer and develop an off-road trail connection. It would not only be a link in the Borough greenway network, but give more residents direct access to the Crum Lynne train station, and visitors coming from the train direct access to the park.
Partner with the Delaware County Parks Department to link Catania Brothers Park to Hetzel Park with a paved multi-use trail.
The Borough and County should pursue a joint project to design and construct a multi-use trail in Catania Brothers Park and Hetzel Park. A landscape architect or engineer should be retained to design the trail, which could be constructed in multiple phases. The first phase would simply connect the entrance of Hetzel Park to the easternmost point of the driveway in Catania Brothers Park. Future phases
124 RIDLEY PARK comprehensive plan TRAILS, GREENWAYS + CONNECTIVITY would expand the paved pathways in each park to be of distances more amenable to in-park exercise.
Develop trails in the Stony Creek stream valley, primarily for recreation.
The Borough should design and construct a trail in its Stony Creek Open Space. There are a variety of options for the trail surface. It could work initially as an earthen trail (dirt and logs), but a landscape architect or engineer would be able to make that determination. The trail should connect to Moore’s Lake Field in Prospect Park using a crosswalk at Ridley Avenue.
South of the SEPTA/Amtrak rail line, a greenway trail could potentially be developed on the Taylor Community Foundation property. This would have to be a cooperative effort between the Borough and the Foundation. The Stoney Creek Apartments would also likely need to be a partner, as it would benefit apartment residents to have a trail connecting their driveway to Chester Pike through the stream valley. Fencing and signage would keep the public from trespassing to the apartments or buildings on the foundation property. Other connections could be made to the ends of Johnson, Stiles, and/or Bartlett avenues.
For the long term, the Borough should keep their options open for a way to connect a trail across its main obstacle, the SEPTA/Amtrak rail line, even though the prospects for a crossing appear infeasible. There is one property on the north side of Hinckley Avenue containing a stream on which the Borough should keep an eye for future public open space use. The Borough should also partner with Ridley Township should they work on developing a stream valley trail to and across Chester Pike.
Develop a paved pedestrian and bicycle trail greenway on the unbuilt section of W. Hinckley Avenue behind four houses at the westernmost end of Henderson Avenue. Currently this right-of-way is mowed lawn, but it could become a convenient off-road section of a pedestrian and bicycle route between the pedestrian bridge over the SEPTA/Amtrak line and a Chester Pike crossing to Catania Brothers Park. This project could be one phase of a project that would also improve the existing adjacent section of W. Hinckley Avenue for improved drainage and pedestrian access leading from this right-of-way to the pedestrian bridge. W. Hinckley Avenue right-of-way behind houses on The Borough should create pedestrian Henderson Avenue improvements along the driveway into Catania Brothers Park.
125 Part B — Issues & Priorities CHAPTER 7
Pedestrian visitors to Catania Brothers Park should have the ability to walk or bicycle from crosswalks at Chester Pike safely into the park without conflicts with traffic. Pathways, sidewalks, bike lanes, “share the road” markings, or a combination thereof should be engineered and constructed to serve as a public greenway into Catania Brothers Park, while also providing pedestrian access to the Police Station. Engineering would have to negotiate the little W. Hinckley Avenue opportunity for "green street" with space for pedestrian travel that drainage improvements was left when the police station and its parking lot were constructed.
Objective 7-3: Make road crossings along greenway routes safer for pedestrians and cyclists
Design and erect wayfinding signage and improve crossings at Chester Pike at Swarthmore Avenue and Sellers Avenue to Ridley Township Municipal Marina to direct pedestrians and cyclists to the Ridley Marina and the East Coast Greenway. Swarthmore Avenue and Sellers Avenue are key routes in and out of the Borough to and from points south in Ridley Township. Signs should be designed and installed at locations that are viewable from west, east, and north at both streets, pointing the way to the Marina or the East Coast Greenway. The crossings should also be studied for safety and, if necessary, improved with brighter or textured crosswalk markings and/or traffic calming measures for this secondary on-road greenway connection.
Redesign and improve the intersection of Chester Pike and the entrance to Catania Brothers Park for safe pedestrian crossing. This is the last road crossing of a greenway between Eastlake Park and Catania Brothers Park, and it is at a road with high speeds and poorly marked access into Catania Brothers Park. Coming from Myrtle Avenue toward the Catania Brothers Park entrance, the Chester Pike streetscape could use some greening, or bike lane or “share the road” signage. A better striping configuration at the intersection would be to have crossings at both sides instead of one and to make the markings bigger, brighter, and perhaps textured instead of using parallel lines to define the crossing. The idea should not only be to show a person where to walk or bike, but also to make motorists slow down and become aware of the pedestrian zone. Other traffic calming devices immediately east and west of the intersection would also help with safety. Chester Pike is a state road so any improvements would need to be approved by PennDOT.
126 RIDLEY PARK comprehensive plan TRAILS, GREENWAYS + CONNECTIVITY
Assist Ridley Township in developing an improved safe crossing at MacDade Boulevard and Morton Avenue/Haverford Road. Although not in Ridley Park Borough, pedestrians and cyclists from Ridley Park utilize this intersection to access points north such as Ridley High School and Swarthmore Borough. It is not a safe intersection as evidenced by accidents in the past. Ridley Park officials and residents should be included in any task force and public participation included in a plan for the intersection. The Borough Council should urge Ridley Township to make it a priority and offer to partner with them on the project.
Objective 7-4: Improve sidewalk and crosswalks to help facilitate multi-modal transportation
Enforce sidewalk maintenance ordinance. Chester Pike sidewalks, in particular, are in the worst condition.
Complete the sidewalk network to have a sidewalk on at least one side of every street – see 1998 Comprehensive Plan recommendations. Require property owners to install them. One example includes Hillside Road, west of Glenloch road, where the sidewalk abruptly ends halfway to Crum Lynne Road. As a street that is close to Lakeview Elementary and Ridley Middle schools, it is a pedestrian route to school and should be addressed. This could be combined with a new footbridge into Eastlake Park (see Chapter 4 for more detail).
Enhance pedestrian access and safety between Ridley Park and the Boeing plant. Stewart Avenue is not pedestrian friendly because there is no sidewalk and because the I-95 interchange often handles heavy traffic. Sellers Avenue, to the east of Stewart, however, contains a portion of sidewalk on both sides leading into Ridley Township. Potential solutions can include: Requesting that Boeing allow the tunnel under I- 95 connecting Chester Pike/Catania Brothers Park with Boeing to be used by employees to walk to work. Working with PennDOT and Ridley Township to have sidewalks constructed along Sellers Boeing Avenue in the township south to an currently unnamed road that connects directly to Currently unnamed road (circled in red) that could act as possible Stewart Avenue and the pedestrian connection to Boeing via Sellers Avenue (on right) Boeing plant. The [Source: Google Maps] connecting road marks
127 Part B — Issues & Priorities CHAPTER 7
the edge of the future planned development in Ridley Township. Request funding from federal highway funds through the Delaware County Planning Department.
Install a continental crosswalk on the south side of the Ridley/Ward/Sellers Avenue intersection
Install continental crosswalks across Sellers Avenue at the Hinckley Avenue intersection
Shrink the Swarthmore Avenue/Ridley Avenue and the Swarthmore Avenue/Hinckley Avenue intersections to shorten the length of crosswalks. Request funding from federal highway funds through the Delaware County Planning Department.
Objective 7-5: Establish education program that focuses on awareness of greenways and their benefits
The Borough should educate its residents on its plans for a Borough greenway and trail network and on the definition and benefits of greenways. The Borough can accomplish this action through the use of brochures, newsletter articles, and interpretive signage or kiosk displays that include maps, photos, and text.
An additional benefit of a greenway system is the focus on the preservation of vegetation and tree cover along parks and trails. The Borough and Shade Tree Commission can work with organizations such as Treevitalize and the Pennsylvania Horticultural Society (PHS) to educate residents on the importance of greenways and tree cover, as well as schedule tree plantings.
7.5 IMPLEMENTATION STEPS
The recommendations above will require further studies to determine the extent to which they are feasible and level of public support or presence of obstacles in any given year. They will require partnerships with a diverse group of stakeholders. Funding strategies should include the pursuit of grants and corporate sponsorships. Grant programs are always changing with old grants discontinued and new ones appearing. To keep up on the full list of available applicable grants for parks and greenways, the Department of Conservation and Recreation (DCNR) Bureau of Recreation, Southeast Region advisor or DCPD can provide an up-to-date list.
POTENTIAL PARTNERS Ridley Township Prospect Park Borough Chester Ridley Crum Watersheds Association Delaware County Planning Department Delaware County Parks Department Delaware County Coastal Zone Taskforce (CZTF)
128 RIDLEY PARK comprehensive plan TRAILS, GREENWAYS + CONNECTIVITY
Private companies and corporations, such as Boeing
POTENTIAL GRANT PROGRAMS AND OTHER FUNDING SOURCES
PA DCNR Community Conservation Partnerships Program (C2P2) PennDOT Safe Routes to School PECO Green Region grant program Coastal Zone Management Program (CZM) Department of Community and Economic Development (DCED) Community Development Block Grant Act 13 (Marcellus Shale Legacy Fund) Transportation Alternatives Program (Federal Highway Administration)
Capital Campaigns Buy-a-brick campaign – A popular type of capital campaign for parks and public spaces is a “buy-a-brick” program. Donors can be recognized with their name or a message engraved on a brick paver that is set as a border, stripe, or section of a trail. Park and trail catalog – the Borough could create a list of needed amenities like benches, water fountains, trees, etc. that are needed. Donors buy all or a portion of the cost of an item and are recognized on an engraved brick or centrally located plaque.
INITIAL ACTIONS
Develop scopes of work and cost estimates for the highest priority projects and figure out the best way to combine recommendations into projects that would make a quality grant application.
Develop a scope of work for a Borough greenway network wayfinding and educational signage system. This would involve the hiring of a consultant graphic artist and the development and purchase of a first round of signs. This is the most immediate, highest priority step in this chapter to start working on because some of these signs could be put in place as a first step, prior to the implementation of other recommendations.
From the recommendations in this chapter, a landscape architect and/or engineering consultant will be needed for the following: Recreation Park pathway system Little Crum Creek Open Space trail connection Chester Pike crosswalk improvements at Catania Brothers Park entrance Stony Creek Open Space trails Pedestrian improvements into Catania Brothers Park
129 Part B — Issues & Priorities CHAPTER 7
W. Hinckley Avenue right-of-way paved trail Chester Pike crosswalk improvements at Swarthmore Avenue and Sellers Avenue Catania Brothers Park and Hetzel Park pathways Trail in partnership with Taylor Community Foundation (and possibly Stoney Creek Apartments)
The preceding list demonstrates the hierarchy of projects of which the Borough should undertake. Two or more of these might be able to be combined into one grant application depending on cost and how the projects are related. For instance, Ketcham Avenue pedestrian improvements could be combined with Catania Brothers Park pathways and/or Chester Pike crosswalk improvements since all are physically connected.
130 RIDLEY PARK comprehensive plan RIDLEY PARK comprehensive plan
IMPROVE CHESTER PIKE & 8 SWARTHMORE AVENUE CHAPTER 8 Improve Chester Pike & Swarthmore Avenue
— GOAL — Repurpose and improve the Swarthmore Avenue and Chester Pike corridors as the gateways and major thoroughfares of Ridley Park.
8.1 INTRODUCTION
Ridley Park is comprised of attractive, mature residential neighborhoods and numerous community amenities. Many of these amenities are located in these neighborhoods, as well as in the Business District. Two amenities that most Ridley Park residents use every day and perhaps do not note as community assets are the two major corridors in the Borough – Chester Pike and Swarthmore Avenue.
Serving as the major east-west and north-south routes into and through the Borough, respectively, Chester Pike and Swarthmore Avenue are two of the major gateways into Ridley Park (with Stewart Avenue), and the spines of the community, intricately connected to neighborhoods, businesses, and amenities. Each corridor contains a mixture of uses, from single-family dwellings to apartments, multi-family Victorian houses, home offices, and retail commercial, as well as Taylor Hospital and professional medical offices. The role of both roads as major transportation corridors translates into issues with traffic congestion and pedestrian safety, which have attracted the attention of Borough government and residents. Additionally, the corridors house several vacant and underutilized properties, some with significant historic value. As discussed in Chapter 6, the need to bring vacant properties back into productive use is a paramount initiative for the Borough, which looks to gain substantially from the added neighborhood presence and Chester Pike Corridor: northwest corner of Chester Pike and Sellers Avenue intersection, with historic trolley kiosk tax revenue of productive, well- maintained commercial and residential properties.
132 RIDLEY PARK comprehensive plan CORRIDOR IMPROVEMENTS
The corridors are not only useful for residents and commuters for the access they provide through town and across Delaware County, but as destinations for shopping, services, and health care, as well as employment for area residents. While the business district along Hinckley and Sellers avenues is the main commercial area and “downtown” of Ridley Park, Chester Pike and Swarthmore Avenue serve the greater Ridley Park area with a number of businesses and offices and are important commercial districts in addition to serving as residential districts. They are critical corridors for the Borough to redevelop, maintain and enhance for the mix of uses they provide, their historic character, the multi-modal activity
TABLE 8-1 CORRIDORS HISTORIC RESOURCES Number Building Address Description E. Chester Pike & Swarthmore Avenue Corridors Resources (See Table 3-7 for full Borough resources table) 24 Subscription School 313 W. Chester Pk. Built c. 1800 25 Thomas P. Partridge House 118 W. Chester Pk. Built 1886 NW corner of Chester 26 Remnants of stone farmhouse Built 1795 Pk. And McCormick ave W. Chester Pk. at Het- 27 Stone victorian farmhouse Built c. 1880 zel Rd. 100 N. Swarthmore Built in 1907 by architect/resident William G. 28 Former Halkett House Ave. Halkett, of stone, including carriage house. NW corner of Chester 29 Trolley stop kiosk Built c. 1915 Pk. And Sellers Ave. they accommodate, and their function as gateways into Ridley Park.
8.2 ISSUES & CONDITIONS
HISTORICAL BACKGROUND
One of the first roads to be laid out by William Penn was the “Queen’s Highway.” Today known as Chester Pike, it originally went from Chester to Darby. By 1715, Chester Pike continued into Philadelphia. The road was famous for being the road General Washington led his troops down to Wilmington and eventually to the Battle of Brandywine, to confront British General Howe in 1777. By 1799, Chester Pike became a toll road, with toll gates, and was lined with planks in the mid-19th century.
Also known as Great Southern Post Road (due to its prominence as a mail route) and Darby-Chester Road in previous centuries, Chester Pike was prominently lined with taverns and large houses by the 19th century. By 1875, the Lee atlas shows Chester Pike as the Philadelphia and Chester Turnpike. Like the rest of the new community of Ridley Park, all land along Chester Pike was platted into lots, though few buildings had been built along the road until the establishment of Ridley Creek train station at Sellers Avenue and the Crum Lynne Station at Crum Lynne Avenue. A trolley line followed the Philadelphia and Chester Turnpike by 1893, and the homes and buildings along the Pike were a mix of single family
133 Part B — Issues & Priorities CHAPTER 8
suburban homes, and possibly some shops and large estate properties like “The Maples,” a 70-acre site, owned by Edward Timmons, and “Greystone,” a 116-acre site owned by Charles Leedom. On the western end of Chester Pike was the Ketcham Terra Cotta Works, next to a 62-acre site called Island Field Farm, with a half-mile track, owned by Clarence Deshong. There was also a 93-acre lot owned by Joseph H. Ward with a pond, two quarries and a narrow gauge tramway. Taylor Hospital was an important addition, beginning in 1910 on a small scale in existing homes. Dr. Taylor created a small hospital facility in 1912, and expanded it to face Chester Pike in 1925. Later additions were in 1948, and more occurred from the 1970s to the present.
In earlier maps, the northwest corner of the intersection between Sellers Avenue and Chester Pike was labeled as a “common,” or park. The common along Chester Pike may represent the street’s origin as a residential neighborhood, though it became a mix of residential, industrial, and commercial perhaps as early as the beginning of the 1900s. The 1909 Mueller Atlas illustrates adjacent properties as office, residential, as well as industrial/commercial, and foreshadows the mix of uses that abut each other along Chester Pike today.
This contrasts with Swarthmore Avenue, which has been primarily residential since its use as a country road through Ridley Township. Offices and limited commercial parcels dot the corridor, though the majority of buildings along Swarthmore Avenue are Victorian-era single- family homes and twins that date back to the late 19th century. Nevertheless, the corridor has been home to prominent non-residential buildings in the community, including the Ridley Park Hotel, which stood at 100 N. Swarthmore Avenue for much of the last quarter of the 19th century before it was torn down in 1904. The hotel was an integral piece of Ridley Park’s early history as a resort town.
EXISTING LAND USE
The last several decades of development have left Swarthmore Avenue primarily a residential – though heavily congested route, while leaving a hodgepodge of land uses along Chester Pike. Comprising two of the most-traveled and visible stretches of road in the Borough, the evolution of land use along the corridors greatly affects the relationship between these stretches of land, and residents and commuters. Examining land use patterns, zoning, and the condition of properties helps the Borough Zoning along to gauge if the corridors are merely “drive-by” routes to other Swarthmore destinations, or destinations in themselves, whether that relates to a Avenue street filled with well-patronized businesses or one that is safe and inviting for a walk through the Borough.
Swarthmore Avenue With the exception of three half-blocks (including one abutting the business district), Swarthmore Avenue is zoned for residential uses. North of the Amtrak/SEPTA right-of-way, the corridor is predominantly zoned R-1, with mostly single-family houses, some of which
134 RIDLEY PARK comprehensive plan CORRIDOR IMPROVEMENTS have been converted to multi-family residences. The corridor north of the Swarthmore Avenue is not likely to Amtrak/SEPTA right-of-way also contains the change into a commercial corridor Ridley Park Presbyterian Church along the in the near future. Its most pressing west side, and Veterans Park, offices, a land use issue is the existence of funeral home, and churches, mixed with several prominent vacant several housing types along the east side. properties, and opportunities they present for maintenance and South of Hinckley Avenue, one finds a mix of redevelopment. single-family and multifamily residences and offices, with zoning either R-1 or R-3 Residential. Between Chester Pike and Sellers Avenue, Swarthmore Avenue is lined by housing of all types, from apartment buildings to large single-family Victorian houses. Between Sellers Avenue and the railroad right-of-way in the business district, Swarthmore Avenue is lined with apartments, mixed-use and commercial properties on the east and mostly subdivided multifamily houses on the west (please refer to Chapter 5 for a more information about these properties).
With its general residential and institutional uses, Swarthmore Avenue is not likely to change into a commercial corridor in the near future. The most pressing land use issue regarding Swarthmore Avenue is the existence of several prominent vacant properties, and opportunities they present for maintenance and redevelopment. South of the railroad right-of-way, the vacant house at 100 N. Swarthmore stands out most as in need of rehabilitation. As of 2013, the historic house, which was subdivided into apartments, stands Back of 100 N. Swarthmore Avenue vacant with structural and cosmetic deficiencies, as well as overgrown vegetation along its entrance on Swarthmore Avenue. The house, on the site of the former Ridley Park Hotel in the late 1800s, was built by Price & McLanahan architects in 1907 for William G. Halkett. The house is not only one of the Borough’s most-significant architectural gems, it stands visibly at the intersection of Swarthmore Avenue, the business district and the neighborhood abutting Ridley Park Lake.
North of the Amtrak right-of-way, Swarthmore Avenue is fronted by at least three vacant and underused properties. The vacant properties include a Victorian mansion that has been subdivided and not maintained (between Ward Street and Ridley Avenue) and the former lumber yard and hardware store north of the CSX freight track by Ridley Township. The former hardware shop site may be considered a brownfield, or a site that requires environmental remediation to be put back into productive use. As an eyesore at the gateway of the Borough, and a possible future source of revenue, it should be a priority of
135 Part B — Issues & Priorities CHAPTER 8
the Borough’s to have the site TABLE 8-2 environmentally remediated if necessary and put the property CORRIDORS BUSINESS SURVEY, SEPTEMBER 2013 Number of Commercial back to productive use. Business Category Percentage and Office Businesses Chester Pike Other Services 13 28.3% Contrary to Swarthmore Avenue, General Automotive Repair 6 13.0% Chester Pike has a decidedly Computer Repair 2 4.3% commercial feel, though a large Barber Shops 2 4.3% portion of the corridor is zoned for and consists of residential Fine Arts Schools 1 2.2% uses. Non-office commercial Political Organizations 1 2.2% Funeral Homes and Funeral uses—shops, restaurants, and 1 2.2% auto mechanics—are located at Services the eastern and western edges Retail 3 6.5% of the Borough, with offices, Food Services 5 10.9% housing, Taylor Hospital, open Limited-Service Restaurants 3 6.5% space, and the police station Full-Service Restaurants 2 4.3% located in the central three- quarters of Chester Pike. This Health Care & Social Assistance 2 4.3% area is zoned R-3 for higher Finance & Insurance 1 2.2% density housing, as well as MED Transportation & Warehousing 4 8.7% – Medical Campus District for Total 46 -- Taylor Hospital. The pike is also bisected by Swarthmore Avenue, Source: DCPD Survey which separates the route into Note: This is not an official count of businesses along Chester Pike and Swarthmore Avenue. Some businesses may not have been recorded. List is subject to change. east and west sections. Along E. Categories based on NAICS classifications. Chester Pike, the Borough shares properties with Ridley Township, which is located south of Chester Pike east to the shared border with Prospect Park.
West of Swarthmore Avenue, W. Chester Pike is lined with a mix of multifamily houses, apartment buildings, and offices until the entrance to Catania Park. This section contains several vacant properties, as seen in Map 3-1, “Existing Land Use.” These properties include neglected subdivided houses and vacant lots, including at a gateway to the Borough by the Several blocks of the Chester Stewart Avenue/I-95 interchange. While these Pike corridor are the most properties were built as residences along a corridor suitable places for the that is primarily commercial, they represent Borough to allow auto- significant redevelopment opportunities to the oriented uses, though nearby Borough, which would reap the benefits from increased property values and revenue, if the municipalities accommodate properties were rehabilitated or redeveloped. West “neighborhood commercial” of Catania Park around the Crum Lynne SEPTA development along Chester station, W. Chester Pike is fronted by auto-oriented Pike, where buildings placed businesses including a convenience store, 24-hour closer to the street frontage diner, and light-industrial uses. While it is often to encourage foot traffic. considered sound planning to keep auto-oriented 136 RIDLEY PARK comprehensive plan CORRIDOR IMPROVEMENTS and industrial uses at the edge of a municipality, these properties awkwardly juxtapose with the intersection with Crum Lynne Road at the western edge of the Borough, which serves as a scenic gateway into residential Ridley Park.
Chester Pike east of Swarthmore Avenue is divided between Ridley Park and Ridley Township, with Taylor Hospital and Taylor Community Foundation open space taking approximately one-quarter mile of street frontage, and the remainder split between commercial, mixed-use and apartments. The largest producer of traffic along the corridor is Taylor Hospital, which attracts hundreds of employees and patients daily. Unlike the majority of W. Chester Pike, E. Chester Pike is lined with small businesses, and attracts patrons for food service, auto repair, and computer repair among others (please refer to Table 8- 2 for description of businesses). This section includes some mixed-use and older commercial buildings that are minimally setback from the sidewalk, though large portions of the corridor, such as the block between Hinkson Boulevard and Burk Avenue, contain buildings set far back from the roadway, with some separated by 100 feet or more of paved asphalt. Some of these uses, like auto-body repair shops, rely on a large parking and setback area, but others like restaurants and delis are built in relation to the parameters dictated in the Zoning Code. The zoning for this section is C-2, or automobile-oriented commercial, which is the same zoning for some of the more-industrial parcels at the far west end of Chester Pike in the Borough.
While at least several blocks of the Chester Pike corridor are the most suitable places for the Borough to allow auto-oriented uses, nearby municipalities accommodate development along the corridor that is more akin to “neighborhood commercial” development, with buildings placed closer to the street frontage to encourage foot traffic. The Borough need not look further than Ridley Township, which features retail and apartment buildings that are built close to the sidewalk, creating a “street wall” effect that encourages more pedestrian traffic. These buildings in the Township also benefit The difference between the setbacks of buildings along from on-street angled parking, which alleviates E. Chester Pike the need for large parking areas on parcels. 137 Part B — Issues & Priorities CHAPTER 8
The Borough and Ridley Township have similar front setback minimums for new construction on this portion of Chester Pike (10 feet for Ridley Park, 20 feet for Ridley), though this setback is minimal enough for the Borough to encourage development along this section of the corridor which is more conducive to pedestrians and more attractive and cohesive commercial neighborhood.
STREETSCAPE & TRAFFIC FLOW
Chester Pike is classified as an Urban Light industrial uses at the western edge of W. Chester Pike Principal Arterial and in most places through Ridley Park its cartway is 55-feet wide between curbs, providing enough space for four through-travel lanes and a continuous left-turn lane with no room for shoulders. The cartway expands along E. Chester Pike, where Ridley Park shares the road with Ridley Township on the south. The township provides angled parking for local businesses along this stretch.
PennDOT completed a multi-municipal traffic signal project in 2012 to upgrade the Chester Pike signal equipment to what is referred to as a closed loop signal system. The traffic signals can operate more efficiently in a closed loop system than if they were to operate individually. The signals are connected and “communicate” with each other to operate the corridor in the most efficient way possible to improve travel times as well as reduce vehicular emissions.
Chester Pike is also a primary route in the Delaware County Bicycle Plan On-road Bicycle Improvement Network. With a 2012 average daily traffic volume of 22,711 vehicles, it would be difficult to remove any travel lanes on Chester Pike in order to provide bicycle lanes or shoulders without negatively impacting traffic flow. Providing on-street parking would also reduce the number of travel lanes and have a negative impact on traffic flow.
Taylor Hospital is a major destination on Chester Pike in the Borough. As stated on its website, the hospital admits more than 7,500 patients and receives more than 28,000 Emergency Department visits annually. Serviced by SEPTA’s Route 114 bus, public transit is the best way to get to the hospital for employees and visitors who do not own a car and do not live within walking or bicycling distance. However, the bus stop at the hospital is in a mid-block location on Chester Pike without a traffic signal. Recently, a number Taylor Hospital looking east
138 RIDLEY PARK comprehensive plan CORRIDOR IMPROVEMENTS of bus riders attempting to cross the street going to or from the bus stop have been hit by motor vehicles. Currently, the speed limit on Chester Pike at the hospital is 40 miles per hour and the road has a slight bend heading westbound that obscures drivers’ view of pedestrians trying to cross the road. While a signalized intersection would be ideal for pedestrians, there are not enough pedestrians crossing the street here for PennDOT to allow the installation of a regular traffic signal. The Borough should seek to address safety issues with some alternative approaches discussed in the Recommendations section this chapter.
Swarthmore Avenue is classified as an Urban Minor Arterial and carried a daily average of 6,733 and 7,843 motor vehicles in 2011 at two different locations. There are four signalized intersections along Swarthmore Avenue – Dupont, Ridley, and Sellers Avenues and Chester Pike – within less than one-half mile. These signals are not coordinated in any way and cause some traffic congestion during rush hours. The Borough should consider seeking funding for establishing a closed loop signal system to interconnect these four signals, which would allow the Borough to operate them more efficiently and improve traffic flow the corridor.
With limited right-of-way available along Swarthmore Avenue, the potential for physical changes along this corridor are limited. Wayfinding signs are recommended to direct motorists to destinations in the Borough and potentially help generate revenues in the business district (see Objective 5-3 in Chapter 5). This road is not on the Delaware County Bicycle Plan’s On-road Bicycle Improvement Network, however, the Borough should attempt to improve the street’s access and navigability for bicycle riders when opportunities arise.
Gateway treatments are recommended at the Borough boundaries on Chester Pike and Swarthmore Avenue (Chapter 5, Objective 5-4).
8.3 OBJECTIVES
8-1 Improve the appearance and character of Swarthmore Avenue and Chester Pike through the rehabilitation and redevelopment of vacant buildings and physical enhancements to corridor streetscapes
8-2 Enhance the function and safety of Swarthmore Avenue and Chester Pike through improvements to the transportation infrastructure of the corridors
8-3 Allow for an alteration of the land use mix and character of development along portions of Chester Pike to a more mixed-use, pedestrian-friendly character
8-4 Beautify and enhance the gateways of the Swarthmore Avenue and Chester Pike corridors through landscaping, plantings, and community and directional signage
139 Part B — Issues & Priorities CHAPTER 8
8.4 RECOMMENDATIONS
Objective 8-1: Improve corridors through redevelopment, rehabilitation, and streetscape enhancements
Conduct outreach to known property owners holding deteriorated, vacant, or abandoned buildings to apprise them of the Borough’s stake in seeing these properties restored and educate them as to the potential funding mechanisms and procedures available to help in their restoration. Properties that are deemed historic may be considered for federal tax credits if they are income-producing (i.e. rental) and eligible for the National Register of Historic Places.
Consider the use of the Pennsylvania Property Conservatorship Act, the Borough’s powers of Eminent Domain and coordination with the County Redevelopment Authority or creation of a Borough Redevelopment Vacant former hardware store site on N. Swarthmore Avenue Authority to acquire, transfer, or sell vacant or abandoned buildings along the Swarthmore Avenue and Chester Pike corridors for their eventual restoration. (See Objective 6-2 and Figure 6-4 for more information). Pay special attention to parcels like the former hardware store at the northern edge of Swarthmore Avenue by Ridley Township. The site may be a brownfield, and special steps may be needed to be taken to ensure its redevelopment (working with the PA DEP as well as the property owner is suggested).
Objective 8-2: Enhance the function and safety of corridors
Seeking funding for establishing a closed loop signal system to interconnect traffic signals along Swarthmore Avenue, which would allow the Borough to operate them more efficiently and improve traffic flow through the corridor.
Consider the planning and construction of curb bump-outs along Swarthmore Avenue at the intersections of Ridley and Hinckley avenues to moderate traffic speeds and improve pedestrian safety near the downtown district.
Flashing pedestrian signs in Chicago Consider reducing the crossing distance [Source: Flickr / Steven Vance] across Chester Pike at Taylor Hospital –
140 RIDLEY PARK comprehensive plan CORRIDOR IMPROVEMENTS
currently 55 feet – with the construction of a pedestrian refuge island which would reduce the one-time crossing distance to two shorter increments.
Consider the construction of a raised, textured, and colored crosswalk with lighted or flashing pedestrian crossing signs on Chester Pike at Taylor Hospital.
Consider the reconstruction and improvements of portions of the sidewalk and curb systems along Lighted Crosswalk Chester Pike and portions of [Source: Wikipedia] Swarthmore Avenue to improve pedestrian safety and access.
Seek funding for feasibility study of crossing grade separation for the CSX rail freight tracks across Swarthmore Avenue.
Objective 8-3: Allow alteration of land uses to promote a mixed-use, pedestrian-friendly character
Consider rezoning portions of western Chester Pike that would allow for mixed-uses in areas presently zoned R-3.
Consider whether a new zoning district, overlay, or additional design guidelines in the C- 2 Commercial district could enhance the “street wall” along eastern Chester Pike and encourage increased pedestrian traffic and more attractive, cohesive development representative of the Borough.
The result could be a new E. Chester Pike business district combined with the businesses to the south in Ridley Township. The possibility of a more-intense neighborhood commercial district along E. Chester Pike has a few benefits: Increased tax revenue from more businesses Enhanced street features that beautify a major corridor in the Borough (i.e. Pedestrian crossing W. Chester Pike where streetlights with banners, crosswalks are several-hundred feet apart benches, unique paving, and
141 Part B — Issues & Priorities CHAPTER 8
sidewalk/crosswalk flourishes) More pedestrian traffic, which could give reason to calm traffic along E. Chester Pike, which would benefit children crossing the road for school and Taylor Hospital residents and patients
Objective 8-4: Beautify and enhance Borough gateways along the corridors
Construct gateway signage and engage in beautification projects where major roads - Swarthmore Avenue, Chester Pike, Stewart Avenue - enter the Borough.
Possible locations include Sellers Avenue coming north entering the Borough and the I-95 interchange heading north on Stewart Avenue. Ridley Park should work with Ridley Township and PennDOT to install gateway signs to the Borough as well as wayfinding signs to the business district at these points. The new development in Ridley Township on PA Route 291 between Stewart and Sellers avenues (Ridley Square) will bring increased patrons and traffic to the area, and the Borough stands to benefit from the development with more customers for local businesses — if the Borough can inform and guide prospective patrons onto Chester Pike and into the business district.
Beautify the streetscapes of the corridors by repairing and widening sidewalks, adding grass medians when possible, and adding street elements (lights, banners) that create a cohesive Example of possible gateway signage “brand” for Ridley Park.
8.5 IMPLEMENTATION STEPS
Similar to the revitalization of downtown Ridley Park (Chapter 5), the elements involved in the improvement of Chester Pike and Swarthmore Avenue include streetscape and pedestrian activity, land use, and addressing vacancies (though in this case, both residential and commercial).
POTENTIAL PARTNERS
Ridley Township PennDOT Ridley School District
142 RIDLEY PARK comprehensive plan CORRIDOR IMPROVEMENTS
SEPTA Ridley Park Business Association / local businesses Delaware County Planning Department Delaware County Commerce Center
POTENTIAL GRANT PROGRAMS AND OTHER FUNDING SOURCES
DCED — Business in our Sites Transportation Alternatives Program CMAQ Taylor Hospital
INITIAL ACTIONS
The location of these corridors along state-owned roads means that the Borough can work closely with PennDOT to make improvements to the sidewalk and install crosswalks, lighting, and pedestrian islands at key intersections. This will help benefit the business district along its Swarthmore Avenue periphery and the commuters to Taylor Hospital along E. Chester Pike, as well as help increase pedestrian activity and calm traffic.
Potential partners for redeveloping the corridor include nearby municipalities with business districts along Chester Pike, including Ridley Township, Prospect Park, Glenolden and Norwood. In terms of applying for grants, recruiting businesses, and working with PennDOT, a consortium of local communities invested in the Chester Pike corridor may be helpful.
In dealing with residential vacancies, refer to Chapter 6 for possible solutions and processes to reduce vacancies and encourage property owners to maintain properties.
Re-examine Zoning Ordinance (especially the C-2 district for Chester Pike) to determine if a zoning change to promote denser growth would spark development.
Outline the most critical parcels for rehabilitation/redevelopment and initiate a strategic plan and protocol for working with property owners to put them back into productive use.
The implementation steps listed in Chapter 5 are helpful for the economic development of these corridors. An expanded business association or Main Streets and Downtown Manager would also work to develop the Chester Pike corridor. While the E. Chester Pike business corridor is smaller than the downtown, it has potential partners in Ridley Township and its businesses on the south side of the thoroughfare.
143 Part B — Issues & Priorities RIDLEY PARK comprehensive plan
FUTURE LAND USE & OTHER 9 ISSUES CHAPTER 9
Future Land Use & Other Issues
9.1 FUTURE LAND USE
The Future Land Use Map (FLUM) is a fundamental component of the comprehensive plan and is intended to provide a general framework for guiding local decisions concerning future land use and community development. The Future Land Use Map takes into consideration the patterns of existing development but is not necessarily constrained by them.
The Future Land Use Map shows a series of future land use categories applied to either sections, areas or neighborhoods of a municipality, or more specifically to particular parcels. The categories are intended to be proposals for the future use of existing land areas or parcels, depending on the particular FLUM’s degree of specificity. The proposals are based on several factors including existing use patterns, the size, shape, and slope of land areas or parcels, their accessibility, traffic volumes along nearby roads, their locations relative to floodplains and other environmental constraints, and not least of all a community’s vision for the future use of its land.
The following Future Land Use Map is based on input from the Comprehensive Plan Task Force, residents of Ridley Park, and input from the County Planning Department (DCPD). It is a reflection of some of the key issues identified in this plan in chapters 4 through 8 — the previous “Issues Chapters” of the Plan — but also addresses the uses of land and parcels that are not specifically covered in those chapters as well.
The FLUM is not a zoning map; it does not have the latter’s legal standing and is not enforceable in a court of law or other legal venue. Rather, it is a long-range planning tool designed to assist local governments in decisions regarding the future development and character of their community. Due to its comprehensive nature and consideration of a multitude of factors in its classifications and designations, the FLUM provides a sound legal justification for a municipal zoning map that is generally consistent with it. A zoning map that is based on a well-conceived Future Land Use Map has a much stronger legal standing and validity than one not based on the map and the comprehensive plan of which it is a part.
With this in mind, some uses specified on the FLUM (i.e. Institutional; Railroad, Utility, Parking) do not and will not necessarily correlate with specific zoning districts. Uses like Institutional are currently allowed—mostly as a special exception or conditional use—in several zoning districts, and are not recommended to be isolated in a stand-alone district.
146 RIDLEY PARK comprehensive plan Future Land Use Residential-Office General Commercial Roads/Alleyways ²µ Fire Station "b Rail Stations Low Density Residential Village Center Light Industrial Railroad, Utility, Parking K" Hospital ca Police Station Medium Density Residential Municipal/Civic Institutional Municipal Boundaries " Post Office
High Density Residential Commercial Mixed Use Recreation and Open Space Lake n Schools DEAN ST DEAN ST E. RODGERS
KENNEY ST
RUSSELL ST
OHIO AVE
HANCOCK ST FORESTAVE
TASKER ST
JACKSON AVE ST RUSSELL RD E. POMEROY ST RD FO PERRY ST LINDSAY ST R n BUSEST E V MICHELL ST HA W. RODGERS ST MORTON AVE BARKER ST
WATER ST THAYER ST
CHESTNUT ST n K ST D E. DUPONT ST PAR E R SID L HARRISON ST HIL
W. DUPONT ST LESLIE ST LESLIE PENN ST
n ST PURCELL
N. SWARTHMORE AVE CRESSWELL ST E SHAW . W VE RD ST FREE A A R TH D 12 S T GLENLOCK RD W. WARD ST C ²µ O VE NS E. RIDLEY A TIT UT T NICHOL IO R SON R N A D A n V I E N E
R
S T b" E. H IN K BONSALL RD LINCOLN ST E INCKLEY AV L E. H E CRUMLYNNERD
WEST RD Y E AVE AV E. B Y E E LE AV W LA RID EY L E IR W. NCK E I L R . H AV D C W S
O R DUTTON ST POPLAR WALK E NEVIN ST M L EL E S BART GILBERT RD E. LETT AVE L WALNUT ST N ROSEMONT AVE " E STILES AVE AV HOL S LAN ER W. FELTON AVE D S LL T SE W. BARTOLAVE
JOHNSON AVE BURKE AVE
KANE AVE
MCCORMICK AVE MCCORMICK K"
Creek Crum
b COMERFORD AVE
" AVE MYRTLE CHESTER PIKE a c DEAKYNE AVE COLLIER CIR
DELAWARE AVE
H Prospect E ULL RD T ST LADOMUSAVE Z E L Park R D STEWART AVE STEWART RIVERVIEW AVE
PARTRIDGE AVE PARTRIDGE Ridley Borough
BALDWIN AVE Township INTERSTATE 95
0 0.125 0.25 0.5 Miles ±
NOTES: Disclaimer Prepared by Ridley Park Map 9 - 1 1. SEPTA - Transit Lines This map is for analytical purposes only. The reliability Delaware County of this map depends on the accuracy of the underlying Planning Department Borough Future Land Use data sources which have not been verified. 2014
Tinicum Township CHAPTER 9
Map 9-1 is a Future Land Use Map for Ridley Park Borough, containing future land use classifications that can and should provide a framework for future revisions to the Borough’s zoning ordinance or its creation of an Official Map. While the classifications as shown on the map generally conform to parcel lines, they are intended as groupings showing the approximate locations for different land use classifications and need not rigidly adhere to the parcel lines as shown on the map.
FUTURE LAND USE CLASSIFICATIONS
Low Density Residential (light yellow) Primarily single-family detached residential housing built at a density of up to approximately nine (9) units per acre.
Medium Density Residential (yellow) Primarily single-family semi-detached (twins) built at a density of generally nine (9) to sixteen (16) units or less per acre.
High Density Residential (brown) Primarily apartments and apartment buildings at a density of greater than sixteen (16) units per acre.
Residential-Office (orange) An area along an arterial or major collector road that contains a mixture of medium-high density residential uses and some office uses, either freestanding or part of a residential use, such as on the ground floor of an apartment building.
Village Center (magenta) A small centrally located area containing a mix of uses, including retail and service uses which constitute a distinct downtown or main street district. Additional uses can include medium-high density residential uses, offices, institutional uses, parking, and public open spaces and community recreational amenities.
Municipal/Civic (diagonal red line) A municipal, civic area containing a predominance of local government and community facilities uses including town or borough halls, libraries, police stations and fire departments, community centers and recreational facilities, and public clubs, lodges or community organizations. Other uses that could be part of this category include community arts and cultural uses, professional offices and some residential uses.
Commercial/Mixed-use (red dots) A mix of low-medium impact commercial and service uses and medium-high density residential development along an arterial or major collector road, in the vicinity of public transportation and with pedestrian access and connections.
General Commercial (pink) An area for the location of auto-oriented, higher impact commercial uses, which serve an
148 RIDLEY PARK comprehensive plan FUTURE LAND USE AND OTHER ISSUES area-wide market beyond the local neighborhood. Uses can include big-box style retailers, drive-through establishments, auto body and repair shops, car washes, offices, shops and yards for construction related trades and suppliers, and vehicle and equipment rental leasing companies.
Light Industrial (purple) Standalone light industrial uses such as fabrication, assembly, warehousing, and storage facilities as well as planned developments where offices and administrative functions are integrated with warehouse, distribution and showroom facilities.
Institutional (blue) Individual or grouped community facilities such as schools, churches, government facilities and offices, hospitals and other health care facilities and other similar uses.
Recreation and Open Space (green) Public and private recreational facilities, including parks, open space and community recreational facilities. Uses can include large multi-purpose parks and recreation facilities, small pocket parks and tot-lots, multi-use trails, greenways and preserved natural open spaces and wooded areas, and facilities such as swim clubs, and recreation centers.
Roads/Alleyways (light grey) All paved roads and alleys within the Borough.
Railroad/Utilities/Parking (white) Public transit and commercial rail freight tracks and associated infrastructure and facilities; utility infrastructure and installations including electricity generation facilities, substations and power lines, sewerage treatment plants, water distribution facilities, telecommunications and electronic data transfer sites and other infrastructure uses; public or private parking lots, decks or other facilities where parking is the principal use on the site.
OTHER ISSUES
Along with the key issues identified in Chapters 4 through 8 of this plan, there remain certain additional areas of municipal administration, planning and operations where current or potential problems exist or may arise. Physical improvements, alterations to policies and practices, additional funding, or joint, cooperative measures with other neighboring municipalities may help to address some these areas of concern. These issues currently arise or potentially could occur in the areas of community facilities and public safety, utilities and flooding and stormwater management.
9.2 COMMUNITY FACILITIES & PUBLIC SAFETY
As noted in Chapter 3, Existing Conditions, there is a perceived need for additional, part- time assistance in the Borough’s municipal administrative offices. Specifically, a need exists for additional support in the areas of payroll, billing, and internal financial reporting.
149 Part B — Issues & Priorities CHAPTER 9
Additional staff support would help the Borough to more efficiently process and maintain oversight of revenues and expenditures and their accurate and timely reporting.
From a facilities standpoint, Task Force members noted the relocation of the police department to Catania Park as beneficial for municipal operations, as more space was made available for Borough administrative functions, and Council and other commission public meetings. It was noted that the municipal building is in need of upgrades to the plumbing and electrical systems as well as improvements to the building’s ADA accessibility.
Both the police and fire departments currently have at least adequate physical facilities and equipment; however, some concern was expressed about current staffing levels. Indication was given that the police department could benefit from the addition of one full -time, or possibly some additional part-time officers. There was also a question as to how visible the police department operations were in all parts of the Borough, now that the department is less centrally located than at Borough Hall.
The fire department—as is often the case often with all volunteer departments—is in need of additional firefighters as the response rates on calls is sometimes less than optimal. A need was also cited for additional drivers for pumper and ladder trucks.
Recommendations 9-1 Examine the possibility of hiring a part-time employee for the municipal administrative offices that could assist staff with payroll, billing, and internal financial reporting. Also consider the feasibility of increased hours for this employee allowing them to also work in ancillary or coordinator role to the Borough’s Main Streets program, working on the planning, funding, and implementation of downtown improvement projects.
9-2 Consider the hiring of an additional full-time or part-time police officer and/or a modest expansion of community policing programs to further enhance the visibility and “presence” of the department in all parts of the Borough and surrounding communities.
9-3 The Borough should consider the use of modest financial incentives, such as contributions toward insurance and disability policies or funds for a pension program for firefighters with a given number of years of service as a way to induce greater, additional memberships in the department.
Potential Partners Ridley Park Police Department Ridley Park Fire Department
Potential Funding Sources Ridley Park annual budget
150 RIDLEY PARK comprehensive plan FUTURE LAND USE AND OTHER ISSUES
9.3 UTILITIES & RECYCLING
Utilities — specifically the Borough’s public sewer system — have also been noted as an area of need, with the Borough containing 80 to 100-year-old terra-cotta sewer pipelines. Known issues with inflow and infiltration exist, and the Borough will need to address these to keep sewer rates for its residents at reasonable levels, particularly in light of new methods utilized for billing municipalities by DELCORA.
Additionally, the Task Force indicated that recycling rates in the Borough are below targeted levels (including the Countywide rate) and participation could be improved.
TABLE 9-1 MUNICIPAL RECYCLING RATES Ridley Delaware Year Ridley Park Eddystone Prospect Park Township County 2009 28% 60% 18% 26% 47% 2010 34% 49% 19% 58% 60% 2011 29% 63% 25% 41% 58% 2012 37% 57% 27% 38% 56% Source: Delaware County Solid Waste Authority *Recycling includes the percentage of recycled goods in the combined gross weight of municipal solid waste (trash) and recycling in a given municipality.
Recommendations 9-4 Consider joint planning, funding and coordination with neighboring municipalities for the ongoing repair and maintenance of the Borough’s sewer pipeline system, including the possibility of the formation and participation in a joint municipal infrastructure authority. 9-5 More proactively publicize the Borough’s recycling program and consider additional locations for drop-off igloos to increase recycling participation rates.
Potential Partners Delaware County Recycling Department (h p://www.co.delaware.pa.us/recycle/index.html) Neighboring municipalities (Ridley Township, Prospect Park) Central Delaware County Authority (CDCA)
Potential Funding Sources Annual budget Infrastructure Development Program (IDP) DCED (Municipal Assistance Program [MAP] for multi-municipal planning) PENNVEST loan
151 Part B — Issues & Priorities CHAPTER 9
Delaware County Recycling Program (installation of recycling igloos)
9.4 FLOODING & STORMWATER MANAGEMENT
As noted in Chapter 3, Little Crum Creek above Ridley Park Lake often floods during heavy storm events, and the little league baseball fields at the northern end of East Lake Park can get flooded although they were recently reoriented to minimize washout of the dirt portions of the fields.
Also, certain neighborhoods and roads in the Borough develop heavy run-off during severe precipitation and develop flood-like conditions. These areas were noted in Chapter 3 and include the 300 block of E. Rodgers Street, Henderson Avenue near the rail right-of-way, and the intersection of Partridge and Baldwin Avenues in the southwest portion of the Borough. Other problem areas include the roads ringing Eastlake Park where the curb is less than six inches high due to resurfacing.
Recommendations 9-6 Work with the Borough’s municipal engineer to firmly identify ongoing locations of flooding and identify funding sources, potential joint municipal partners, and develop remediation plans for these problem areas.
Potential Partners Municipalities that are upstream in the watershed (Ridley Township, Swarthmore) Department of Environmental Protection (DEP) Chester - Ridley - Crum Watersheds Association
Potential Funding Sources Ridley Park annual budget DEP, including the Growing Greener program Flood Mitigation Program (FMP) H2O PA PENNVEST loan
9.5 PROMOTING ENERGY EFFICIENCY & RENEWABLE ENERGY
Borough residents and officials are increasingly coming to terms with the uncertainty of future energy prices and the effect of energy emissions on the air quality and natural amenities in Ridley Park. With this in mind, the Borough should look to programs and policies it can promote and implement to increase the use of renewable energy sources in the Borough, as well as measures to increase energy efficiency.
152 RIDLEY PARK comprehensive plan FUTURE LAND USE AND OTHER ISSUES
Several municipalities in Delaware County have taken steps to assess their overall (municipal, housing, commercial, transportation) energy use, while enacting policy and programs aimed at reducing energy usage and promoting renewable energy. As the technology for solar photovoltaic (PV) units and geothermal heat pumps becomes more affordable, the Borough should look into how energy systems can be installed in homes and businesses. Additionally, programs to reduce municipal and private energy costs can save taxpayers money.
Recommendations 9-7 Explore ways of reducing energy usage in municipal facilities. An energy audit from a consultant can pinpoint areas of municipal facilities that can become more efficient, such as lighting fixtures and heating systems. Furthermore, the Borough should explore the installation of solar arrays or possibly a geothermal heat pump on municipal facilities, possibly including Borough Hall. Information or seminars on home energy audits should be offered to residents through the Borough newsletter and television channel.
9-8 The Borough should look into drafting a renewable energy ordinance that can be added to the Zoning Ordinance. The ordinance would regulate the installation of solar arrays and/or geothermal heat pumps on commercial and residential properties that can sustain them. It is suggested that the Borough work with DCPD and/or a consultant to help establish the provisions of an ordinance, which would include permitting, setbacks for arrays and equipment, and proper installation. In Delaware County, Edgmont Township has provided a good example for an adopted municipal renewable energy ordinance.
Potential Partners Delaware County Planning Department (DCPD) Department of Environmental Protection (DEP) Delaware Valley Regional Planning Commission (DVRPC) Keystone HELP
Potential Funding Sources Ridley Park annual budget SunShot Initiative through the U.S. Department of Energy, and run locally through DVRPC and DCPD Keystone HELP Residential Energy Efficiency Program Keystone HELP Geothermal Loan Program
153 Part B — Issues & Priorities RIDLEY PARK comprehensive plan
APPENDICES REGIONAL RELATIONSHIPS
Appendix A: Regional Relationships
The Municipalities Planning Code (MPC) requires that comprehensive plans contain a review and analysis of adjacent land uses in neighboring municipalities. The purpose of this requirement is to encourage awareness of neighboring land uses and promote compatibility between adjacent uses that are separated by municipal boundaries.
Ridley Park shares common boundaries with two other municipalities - Ridley Township and Prospect Park Borough.
The majority of Ridley Park is surrounded by land in Ridley Township on three sides - to the south, west and north. To the south, the Borough-township boundary line runs approximately along I-95 to the west of Stewart Avenue, and then along Fairmount Road east of Stewart. East of approximately Swarthmore Avenue the boundary line runs along the centerline of Chester Pike up to the Prospect Park border at Madison Avenue. Land uses in the Township from west to east are as follows: west of Stewart Avenue is the Boeing Helicopter Division’s manufacturing facilities and corporate offices; east of Stewart Avenue are the I-95 interchange and the Willow Park section of the Leedom Estates neighborhood, comprising single-family detached homes along Fairmount Avenue; and east of Swarthmore Avenue in Ridley Township along the south side of Chester Pike are a mix of commercial, education/institutional, and apartment uses.
The corresponding uses in Ridley Park from west to east are Catania Park, opposite the Boeing facilities; a continuation of the Willow Park neighborhood; and a mixture of healthcare/institutional, commercial, and townhouse/apartment residential uses on the north side of Chester Pike. The latter two areas in Ridley Park are generally compatible with adjacent uses in the Township, although the differing character of the commercial uses at the eastern end of Chester Pike in the Borough as compared with those on the Ridley Township side of Chester Park has been noted in Chapter 8. The distinct difference in adjacent uses can be found between the Boeing facilities west of Stewart Avenue and Catania Park. However, these uses are adequately buffered by Interstate 95, a planted tree line at the eastern end of the Park, and the fact that the Boeing facilities are oriented to Route 291 with a substantial portion of the back of the property remaining undeveloped and vacant, being used for some limited storage purposes.
The proposed future land uses in the Borough and Township along their shared southern boundary are generally projected to remain the same, so compatibility between these areas should not be an issue moving forward. Ridley Township recently modified the proposed future use of the Boeing site and neighboring lands from industrial to a new Riverfront Business-Industrial category that would allow office and commercial development on lands formerly designated for strictly industrial uses. This Plan also recommends that
A - 1 Appendices APPENDIX A
Ridley Park consider some judicious zoning changes that might alter the character of future commercial and mixed-use development along eastern Chester Pike to a style more compatible and complementary to the neighboring commercial development across Chester Pike in Ridley Township. FIGURE A-1
RIDLEY PARK REGIONAL SETTING Located west of Ridley Park in Ridley Township are similar light industrial uses to those found at the western end of Chester Pike in the Borough. North of Chester Pike, the boundary line between Borough and township runs generally south to north along West Road, then Haverford Road and the CSX rail freight tracks. Future land uses on both sides of the municipal boundary in these areas are proposed to remain as they are and compatibility should not be much of an issue moving forward. The aforementioned proposed future land use change in Ridley Township from Industrial to Riverfront Business-Industrial also applies to this portion of Chester Pike in the township.
To the north, Ridley Park is bounded from west to east by residential neighborhoods in Ridley Township up to Haverford Road; then commercial uses including the MacDade Mall east of Haverford Road; and then a continuation of residential neighborhoods up to approximately Perry Street further east. The residential uses along this section of the Borough-township border are currently compatible and the future land use for these areas is proposed to remain the same, so future incompatibilities should not be a problem. The location of the MacDade Mall and neighboring auto-oriented commercial uses in the Township are not entirely compatible with the location of the Borough’s swim club and also the northern edge of Swarthmore Avenue as a gateway into Ridley Park. However, the swim club is well set back from Swarthmore Avenue and is buffered by a mature line of trees and Hancock Avenue from the neighboring standalone commercial development in the township, and the entrance to
A - 2 RIDLEY PARK comprehensive plan REGIONAL RELATIONSHIPS
Ridley Park is sufficiently buffered by the swim club and the CSX rail freight tracks. The rail line is not an ideal use located at a community gateway, though it does provide some separation from the large commercial uses just across the municipal boundary line.
To the east, Ridley Park is bounded by Prospect Park Borough from Chester Pike north to approximately Park Street, just north of the Stony Creek. Located on both sides of the municipal boundary are almost exclusively detached and semi-detached residential uses, with a few small apartment buildings on the Prospect Park side. Moore’s Lake Park in Prospect Park transitions effectively into the undeveloped and wooded Stony Creek stream valley which this plan recommends for preservation and future use as a greenway in Ridley Park. Future uses for both boroughs along their shared border are planned to remain the same and compatibility issues should not be an issue in the near or mid-term future.
A - 3 Appendices IMPLEMENTATION
Appendix B:
Implementation Matrix
In the tables below are a list of “priority” recommendations from Chapters 4-9, with additional information for priority level, leadership/catalyst in implementing the recommendation, and possible funding sources and technical assistance. Explanations of funding sources and important agencies are listed at the end of Appendix B. Concerning the “Priority” column: “Near-term” relates to an initiative that should be addressed within two years. “Mid-term” relates to an initiative that should be addressed within five years. “Long-term” relates to an initiative that should be addressed over the next several years.
EASTLAKE PARK & RIDLEY PARK LAKE
LEADERSHIP POTENTIAL FUNDING SOURCES/ RECOMMENDATION PRIORITY ENTITY TECHNICAL ASSISTANCE
Establish an Eastlake Park (capital) Annual Budget improvement fund that can be used to Ridley Park leverage additional monies for ongoing Near-term C2P2 Borough park and lake maintenance and Corporate/Institutional Donations improvements
Perform lake dredging as necessary and Ridley Park Army Corps. Of Engineers Near-term as funds are available Borough Marcellus Shale Legacy Fund (Act 13)
Repair gabions and soil and vegetative DEP cover along lake shoreline and review Ridley Park Mid-term DCNR stormwater outfall drainage structures to Borough ensure adequacy and effectiveness Borough Engineer
Historic Consider applying for National Register of PHMC Architectural Historic Places designation for Eastlake Mid-term HARB Review Board Park (HARB) DCPD
Consider the formation of an Eastlake Park Task Force, appointed by Borough Ridley Park Ridley Park Borough Council to oversee the implementation of Near-term Borough DCPD recommendations in the 2001 Master Plan and this chapter.
Apply for fund for improvements to the Ridley Park DCED Pumphouse and bring it into greater use Mid-term Borough OHCD by leasing it for private events
B - 1 Appendices APPENDIX B
DOWNTOWN BUSINESS DISTRICT
LEADERSHIP POTENTIAL FUNDING SOURCES/ RECOMMENDATION PRIORITY ENTITY TECHNICAL ASSISTANCE
TA Enhance the streetscape of downtown Ridley Park through new sidewalks, crosswalks, TCDI Long-term Borough intersection improvements and street TIP elements and furniture PennDOT KCP
Encourage shared parking arrangements, Ridley Park Annual Budget Borough leasing of private parking spaces Borough or development of additional parking Mid-term GO facilities to enhance downtown access Main Streets of TA and convenience Ridley Park
Elevate the profile of downtown through Ridley Park new themes, logos, and banners, gateway Borough DCED Near-term improvements and a system of wayfinding Main Streets of TCDI signage Ridley Park
Delegate some responsibility to a part- time paid or volunteer position to Ridley Park Mid-term Annual Budget coordinate downtown initiatives and Borough planning
Business in our Sites (BOS) Explore options for funding some Ridley Park downtown revitalization and Long-term Borough Earned Income Tax (EIT) Borough redevelopment locally Business Improvement District (BID)
B - 2 RIDLEY PARK comprehensive plan IMPLEMENTATION
HOUSING & CODE ENFORCEMENT
RECOMMENDATION PRIORITY LEADERSHIP POTENTIAL FUNDING SOURCES/ ENTITY TECHNICAL ASSISTANCE
Enhance Borough the code enforcement program through increased hours for a contractor, hiring an in-house codes officer, Ridley Park Annual Budget Near-term or investigating possibilities for a joint code Borough Joint Municipal Code Enforcement enforcement program with neighboring municipalities.
Provide education and guidance regarding FHA programs designed to encourage Ridley Park homeownership, loan, grant and tax rebate PHFA Near-term Borough programs for home repairs and improvements, HOME and ways to reduce property tax and OHCD CDBG mortgage payments
Examine possibility of utilizing portions of the Ridley Park PA Home Conservatorship Act to address long Borough Annual Budget Mid-term -term vacant and underutilized properties Local Nonprofit Funding along Swarthmore and Chester Pike corridors Nonprofit
Investigate and assess the role federal and HARB state historic resource designations might Ridley Park Near-term PHMC increase funding opportunities for property HARB improvements National Trust
COMMUNITY CONNECTIVITY
LEADERSHIP POTENTIAL FUNDING SOURCES/ RECOMMENDATION PRIORITY ENTITY TECHNICAL ASSISTANCE
Develop an on-road greenway network that will TA facilitate connections between key points in Ridley Park DCNR the Borough as well as to scenic locations Mid-term Borough outside of the Borough including the East DVRPC Regional Trails Program Coast Greenway GTRP
TA Develop off-road greenway and trail network including along the Stony Creek Valley, and a Ridley Park DCNR Long-term connector between Catania and Eastlake parks Borough DVRPC Regional Trails Program and Catania and Hetzel parks GTRP
B - 3 Appendices APPENDIX B
CHESTER PIKE & SWARTHMORE AVENUE IMPROVEMENTS
RECOMMENDATION PRIORITY LEADERSHIP POTENTIAL FUNDING SOURCES/ ENTITY TECHNICAL ASSISTANCE
Examine potential use of PA Home Ridley Park Conservatorship Act and other tools to address Ridley Park Borough Mid-term Borough long-term vacant and underutilized properties Business in our Sites (BOS)
along Swarthmore and Chester Pike corridors
Ridley Park Seek funding for establishing a closed loop Borough traffic signalization system to interconnect and TA Mid-term Ridley coordinate traffic signals along Swarthmore CMAQ Township Avenue PennDOT
Ridley Park Improve pedestrian safety along Chester Pike at Borough TA Princeton Avenue for the #114 bus stop at Near-term PennDOT CMAQ Taylor Hospital SEPTA
Ridley Park Borough Consider zoning changes along central and Ridley Park DCPD eastern portions of Chester Pike to allow more Near-term Borough DCED mixed use and pedestrian friendly development Neighboring Municipalities
Beautify and enhance gateways to the Ridley Park corridors and improve connection to I-95 and Mid-term Borough TA Route 291 along Stewart Avenue. PennDOT
B - 4 RIDLEY PARK comprehensive plan IMPLEMENTATION
OTHER ISSUES
RECOMMENDATION PRIORITY LEADERSHIP POTENTIAL FUNDING SOURCES/ ENTITY TECHNICAL ASSISTANCE
Examine possibility of hiring part-time employee for municipal offices that could assist with financial and administrative duties. Also consider feasibility of increased hours Ridley Park for this employee allowing them to also work Near-term Annual Budget Borough in ancillary or coordinator role to Borough’s Main Streets program, working on planning, funding and implementation of downtown improvement projects.
Consider the hiring of additional full-time or part-time police officer and/or modest Ridley Park expansion of community policing programs to Borough Annual Budget Mid-term further enhance the visibility and “presence” Police of the department in all parts of the Borough Department and surrounding communities.
Consider use of modest financial incentives, such as contributions toward insurance and Ridley Park disability policies or funds for a pension Borough Long-term Annual Budget program for firefighters with a given number Ridley Park Fire of years of service as a way to induce Department additional memberships in the department.
Consider joint planning, funding and Ridley Park coordination with neighboring municipalities Borough Annual Budget for the ongoing repair and maintenance of Ridley Township DCED (MAP program) the Borough’s sewer pipeline system, including Long-term Neighboring Municipalities the possibility of the formation and Prospect Park participation in a joint municipal infrastructure Borough PENNVEST authority. CDCA
Ridley Park More proactively publicize the Borough’s Borough recycling program and consider additional Annual Budget Near-term Delaware County locations for drop-off igloos to increase Delaware County recycling participation rates. Recycling Program
Ridley Park Work with Borough’s engineer to firmly Borough identify ongoing locations of flooding and Ridley Township Annual Budget identify funding sources, potential joint municipal partners and develop remediation Near-term Prospect Park DEP plans for these problem areas. Borough PENNVEST
DEP CDCA
B - 5 Appendices APPENDIX B
FUNDING SOURCES
FUNDING SOURCE / DESCRIPTION AGENCY
Business Improvement District. See Chapter 5, Recommendations (5.4) for more BID information.
A state-run program run by DCED that offers loans to municipalities or other actors that work to develop or redevelop a property for commercial use. Loan could be used Business in our by Ridley Park to purchase vacant sites and prepare them to be more attractive to Sites (BOS) prospective developers. www.newpa.com/find-and-apply-for-funding/funding-and-program- finder/business-our-sites-bos-loans
The Community Conservation Partnerships Program is run by DCNR and brings together several sources of state funding to partially fund trail and recretion projects. C2P2 Counties, municipalities and nonprofits can apply - most funding is a maximum 50% match. www.dcnr.state.pa.us/brc/grants/c2p2programguidance/index.htm
Community Development Block Grant funding originates from the Federal Department of Housing and Urban Development (HUD), then is distributed to states, and then CDBG counties, and is managed locally by the Delaware County OHCD. Funding is distributed by need to municipalities for specific projects and initiatives. www.co.delaware.pa.us/ hcd/cdbg.html
The Congestion Mitigation and Air Quality Program is run by the Federal Highway Administration (FHWA). The program is administered locally by DVRPC, which distributes CMAQ funding for transportation projects that aim to reduce traffic congestion and ultimately help to reduce air pollution. www.dvrpc.org/CMAQ/
DCED Pennsylvania Department of Community and Economic Development. www.newpa.com/
DCNR Pennsylvania Department of Conservation and Natural Resources www.dcnr.state.pa.us/
DEP Pennsylvania Department of Environmental Protection www.depweb.state.pa.us/
DVRPC Delaware Valley Regional Planning Commission. www.dvrpc.org
FHA Federal Housing Administration. www.hud.gov
Flood Mitigation Program. This program provides funding (with at least 15% match) to FMP municipalities for flood control projects. www.newpa.com/find-and-apply-for-funding/ funding-and-program-finder/flood-mitigation-program-fmp
General Obligation bond. A bond generally requires a dedicated local funding stream, GO including property tax or other taxes.
A program administered by DEP that funds various projects, including watershed Growing Greener restoration and protection. www.portal.state.pa.us/portal/server.pt/community/ growing_greener/13958/what_is_growing_greener_/588899
Greenways, Trails and Recreation Program. Funding is derived from the Marcellus Legacy Fund and is administered by the Commonwealth Financing Authority. The grant offers up to a 50% (or $250,000) match for planning, acquisition, design and GTRP construction activities for trails, greenways, open space and parks. www.newpa.com/find -and-apply-for-funding/funding-and-program-finder/greenways-trails-and-recreation- program-gtrp
B - 6 RIDLEY PARK comprehensive plan IMPLEMENTATION
FUNDING SOURCES (cont.)
FUNDING SOURCE / DESCRIPTION AGENCY The program was created in 2008 through a state act that provides municipalities or municipal authorities with assistance in the construction of drinking water, H2O PA sanitary sewer and storm sewer projects. Funding comes from single or multi-year grants.
Infrastructure Development Program. A DCED program that offers grants and low- interest loans for the financing of public projects and facilities. www.newpa.com/find- IDP and-apply-for-funding/funding-and-program-finder/infrastructure-development-program- idp
Keystone Communities Program. Run by DCED, Keystone Communities is a grant that combines several programs like Main Street and Elm Street into one funding source. KCP The grant aids community revitalization projects, including neighborhood and commercial district improvements. www.newpa.com/find-and-apply-for-funding/funding- and-program-finder/keystone-communities-program-kcp
Municipal Assistance Program. Administered by DCED, the program offers funding opportunities for planning purposes, including multi-municipal planning activities. MAP www.newpa.com/find-and-apply-for-funding/funding-and-program-finder/municipal- assistance-program-map
State revenue derived from shale drilling is distributed to each county, which then Marcellus Shale offers the money to municipalities for projects. Ridley Park has received Act 13 Legacy Fund (Act 13) funding for its lake dredging.
National Trust for Historic Preservation. An advocacy group that offers technical National Trust assistance and information regarding preservation activities. www.preservationnation.org
The Delaware County Office of Housing and Community Development. The County office works with municipalities to secure CDBG funding for projects, as well as OHCD assisting low-income homeowners and renters, and agencies improve and retain housing. www.co.delaware.pa.us/hcd
The Pennsylvania Infrastructure and Investment Authority. The state authority offers low-interest (1%-4%) loans for water and sewer infrastructure improvements to PENNVEST improve local water quality. DVRPC often helps municipalities organize and file paperwork for PENNVEST loans.
Pennsylvania Housing Finance Agency. The state-affiliated agency offers assistance PHFA and funding for several programs, including homeownership assistance for low- income, disabled and low-income homeowners. www.phfa.org
Pennsylvania Historic & Museum Commission. The state agency offers assistance to PHMC municipalities and organizations that own or contain historic properties. www.phmc.state.pa.us
B - 7 Appendices APPENDIX B
FUNDING SOURCES (cont.)
FUNDING SOURCE / DESCRIPTION AGENCY
Transportation Alternatives program. The TA program is federally funded, and administered locally through DVRPC. TA awards funding for local "non-traditional" TA transportation-related projects, including pedestrian facility, Safe Routes to School and streetscape improvements. www.dvrpc.org/TA
Transportation and Community Development Initiative. The program is administered by DVRPC and uses federal transportation funding for planning grants to local TCDI governments and non-profits to jointly improve multi-modal transportation infrastructure and adjacent land uses. www.dvrpc.org/TCDI/
The Cultural Landscape Foundation. A non-profit that aims to identify and protect sites and towns of natural, cultural and historic value. Ridley Park could be TCLF designated a "Garden Suburb" by TCLF if submitted to the organization's database. www.tclf.org
Tax increment financing. A means of setting aside funding for renewal of blighted TIF areas through taxes.
Transportation improvement program. A program administered by DVRPC that TIP prioritizes transportation projects with scheduled state and/or federal funding. www.dvrpc.org/TIP
A public-private partnership that supports communities in planting trees and increasing its tree canopy, which is beneficial for remediating air pollution, stormwater Treevitalize management and shading neighborhoods. The organization works closely with the Pennsylvania Horticultural Society. www.treevitalize.net phsonline.org/greening/tree- tenders
B - 8 RIDLEY PARK comprehensive plan COMMUNITY QUESTIONNAIRE
Appendix C: Community Questionnaire
In early 2013, the Delaware County Planning Department (DCPD) drafted a survey for Ridley Park residents on behalf of the Borough. The “Community Questionnaire” was distributed to residents via mail with State Representative Nick Miccarelli’s newsletter, and at several municipal locations.
The Borough received 37 completed surveys, primarily via hard copy. The typical survey respondents were from small households and long-term residents. The median household size was 2, with a median resident period in the Borough at 29 years, which can lead to the assumption that a significant percentage of respondents are from older “empty nest” households, or couples without children.
The Community Questionnaire offered several opportunities for respondents to comment (see Qualitative Analysis) on improvement needs (community services, land use, transportation and business district) in Ridley Park, as well as share what they most liked and disliked about living in Ridley Park, and what they saw as future issues that will impact the community. Extracting the dozens of comments offered and arranging them in a spreadsheet helped to illuminate common themes and responses that were then rearranged into three categories: Issues, Likes and Concerns/Suggestions.
QUANTITATIVE ANALYSIS
SIGNIFICANT FEATURES
Respondents rated several “significant features” of Ridley Park with numbers 1-5, from least to most important, to indicate what they most liked about the Borough.
Community Facilities & Services The quality of “police, fire and emergency services” gained the highest “importance” rating in this category, with “road maintenance, trash/recycling and other public works” also gaining high marks. The comments sections reflect the importance of these services to residents. Interestingly, 10 respondents also “wrote in” the Public Library as an important community facility. This occurrence demonstrates the importance of the library and its focal point in the community, despite its small size.
Community Features The highest ratings in this category (mean above 4) were received for Ridley Park’s “small Main Street center,” “pedestrian-friendly, walkable environment” and “Eastlake Park.” “Proximity to Regional Rail and public transit” also received high marks, though these results demonstrate that what residents find most charming about Ridley Park are its physical and natural aspects: the lake, the downtown and the residential neighborhoods between.
C - 1 Appendices APPENDIX C
Natural/Cultural Environments FIGURE C-1 All statements earned high marks for RATINGS OF RIDLEY PARK “SIGNIFICANT importance (a median score of “4” or FEATURES” ACCORDING TO RESIDENTS “5”), though the highest-rated statements concerned Ridley Park’s aesthetic qualities: the “traditional suburban character” of Ridley Park neighborhoods, and especially “open space and natural features.”
IMPROVEMENT NEEDS
Respondents rated the importance of addressing several “improvement needs” of Ridley Park with numbers 1-5, from least to most important.
Community Services, Health & Safety Respondents ranked the majority of statements under this category as only needing minor attention, though two statements stood out as relatively important among residents: “more police protection” and “better building and property maintenance code enforcement.” Taking a cursory look at the long-form responses, many residents look to the Borough to maintain a high level of police services and take an initiative at keeping properties well-maintained.
Land Use & Community Character The statements in this category received ratings of moderate importance (median scores of “2” or “3”). The two statements that received an average rating of at least 3.0 related to “more * On a scale of 1 to 5, with 1 as least significant, and 5 as most parks/trails/recreational opportunities” significant. and “more employers/employment opportunities.”
Transportation Parking issues and more accommodation for pedestrians and bicyclists received ratings of moderately high importance from respondents, though the highest marks concerned addressing traffic
C - 2 RIDLEY PARK comprehensive plan COMMUNITY QUESTIONNAIRE congestion and speeding. Congestion FIGURE C-2 concerns major arterials like RATINGS OF RIDLEY PARK “IMPROVEMENT Swarthmore Avenue, while speeding relates to Chester Pike as well as NEEDS” ACCORDING TO RESIDENTS residential streets like E. Ridley Avenue.
Business District / Commercial Services The three statements in this category received ratings of moderately high importance, with greatest emphasis on “more and better variety of shops” and “more opportunities for dining out.”
QUALITATIVE ANALYSIS
ISSUES
The issues residents discussed in the Community Questionnaire could generally be placed into seven subcategories: police/crime; trash/ upkeep; code enforcement/housing; administrative services; transportation; parks and open space; and business district/train station. The comments were taken from the “Improvement Needs” (question 2) section of the Questionnaire, as well as the question “What do you like least about living in Ridley Park?”
The most comments regarding improvement needs and things that lower the quality of life in Ridley Park concerned traffic and congestion. A dozen of these comments dealt with speeding along residential and commercial streets (especially near the * On a scale of 1 to 5, with 1 as least significant, and 5 as most significant. public schools), and several comments dealt with the “running” of stop signs. Traffic and congestion along Swarthmore Avenue and Chester Pike also solicited several responses from residents. Noise (from either trains or Interstate 95), according to residents, is only a minor nuisance, and one that will be remedied by the sound wall constructed by I-95.
Comments relating to issues with the Borough business district and Ridley Park train station tallied to almost 30. Six comments related to parking troubles for commuters and business
C - 3 Appendices APPENDIX C
patrons (lack of spots, parking meters, unable to find spots next to store). Five comments considered the need for expanded amenities in the business district and train station, including more benches and trees along Hinckley and Sellers avenues, and streetscape improvements on E. Hinckley. About half of these comments concerned business mix and retention. Respondents complained of a lack of retail and food options, the prevalence of “smoky bars,” and the trouble with retaining businesses like a café and filling vacant properties with new businesses.
Issues concerning Borough services and administration also received nearly 30 comments. Several residents complained about tax rates, with reference to the school district tax, as well as the possibility that a lack of businesses in the Borough to cover taxes left a higher burden on residents. Several residents noted the importance of education and high- performing schools, and the need to invest in Ridley School District. Some respondents described the need for improvements to the schools, including air conditioning for Lakeview Elementary. Some residents commented on the need for efficient and responsive administration and elected officials.
Trash and the upkeep of public and private properties (cleanliness, littering) solicited more than two-dozen comments. Most of these comments focused on the handling of trash by sanitation workers and neighbors (the need for better handling and keeping areas by trash pickups clean), as well as issues with pet owners failing to adequately “pick up” after their dogs. Trouble areas for trash and litter include Recreation Park and the area around the post office. Nevertheless, a few residents applauded the recycling program, and six residents opined that trash pickup is not necessary twice a week and can be reduced to weekly to save money.
Approximately 20 comments addressed residential code enforcement and property maintenance. The majority of these comments focused on the need of property owners (in many cases landlords) to maintain their properties, while the Borough practices a more pro -active enforcement of code violations. A few residents expressed dismay with the upkeep of multifamily units. The remainder of comments focused on the needed beautification of the Amtrak right-of-way with plantings and better drainage, and the maintenance of sidewalks.
Another 20 comments pertained to crime and safety in Ridley Park. Residents noted the necessity of police patrols and the visibility of police. Several residents also noted that they perceived an influx in crime and drug use in the Borough and surrounding areas. Issues relating to parks and open space tallied about one dozen, with residents addressing the need for more “structured activities” for school-age teenagers, and more outdoor activities and trails/paths through Ridley Park.
LIKES
Using the question, “What do you like most about living in Ridley Park,” comments were compiled from residents and sorted to determine what they find as the greatest assets of their hometown. Responses could be characterized as pertaining to “community character;” location/walkability; lake/park system; events; and Borough services.
C - 4 RIDLEY PARK comprehensive plan COMMUNITY QUESTIONNAIRE
Nearly every respondent (at least 30) commented on the community character, and Ridley Park’s location and walkable geography. Residents overwhelmingly described Ridley Park’s community or “small-town character” as a focal point of Borough life, with friendly neighbors and a family-friendly environment. Additionally, residents discussed the location of Ridley Park in Delaware County and the greater region as an asset. Proximity to rail and Interstates, as well as the convenience of nearby shops, restaurants and medical services appeared in several comments from respondents. Ten responses lauded Ridley Park’s walkability, and the ability of residents to walk to natural and commercial amenities. One respondent called Ridley Park a “sidewalk community.”
Ridley Park Lake received praise as one of the greatest assets of the Borough by several residents, with a few adding open and green space, as well as parks and tree-lined streets as focal points of Borough quality of life. A few residents also listed community events, recreation and activities as what they most liked about living in Ridley Park. Six responses also concern services provided in the Borough, including police, sports programs, the Ridley Park Library, and three respondents who mentioned the school system.
CONCERNS / SUGGESTIONS
The Concerns/Suggestions portion of this analysis takes the majority of its responses from the final question on the Community Questionnaire: “What do you think might be some important issues or problems the Borough might face over the next 5-10 years?” Additionally, comments from question 2: “Improvement Needs” were added to this section if they were more oriented to future solutions than to only addressing existing conditions. Comments were placed into one of seven categories: parks/natural features; community services; community character; housing/maintenance; economy/business district; taxes; and traffic/parking issues.
Suggestions and future concerns regarding community services and facilities (10) covered a breadth of areas, including the effects of airport expansion, infrastructure maintenance (2 responses) and investment in education (2 responses). One resident suggested the Borough looking into hiring an assistant to the Manager to work as a Grant Writer/Administrator.
Ten responses addressed the state of taxes in Ridley Park. The majority of responses came from residents who lamented property taxes and the rise of the school district millage rate. One resident suggested the Borough look into forming a “Tax Study Committee” that could find ways to maximize budget expenditures and lower taxes.
Nine responses addressed housing and property maintenance issues. One resident opined that the Borough should look into a “carrot and stick” approach for code enforcement, incentivizing residents who maintain their properties while applying more enforcement for those who do not. Vacant housing was a future concern addressed by two residents, while another respondent noted the upkeep of the housing stock will attract younger families in the future.
Another nine responses addressed traffic and parking concerns and suggestions. Suggestions ranged from addressing increased road congestion to maximizing parking lot use for space allotted (i.e. Taylor Hospital). Three residents had suggestions for parking
C - 5 Appendices APPENDIX C
meters and tickets, including reducing the hours for parking meter enforcement (8am-5pm on weekdays).
Maintaining community character and stable neighborhoods received seven responses. One resident suggested the Borough must do more to attract young families, while others want to make sure the community continues to have the same “small-town” character.
Five responses concerned the local economy, and two with parks and natural features. Residents want to make sure members of the community have access to nearby jobs, while helping to attract businesses to the business district. One resident wondered how the Borough could encourage residents to use the businesses more often (i.e. coupons or promotions). Two residents opined about the future of Ridley Park’s natural spaces. One resident worried about any loss in open space, while another suggested the Borough deed Eastlake Park to the County for maintenance and to lower Borough expenditures.
C - 6 RIDLEY PARK comprehensive plan