I 'I
WARMINSTER TOWNSHIP COMPREHENSIVE PLAN I I I I I I
WARMINSTER TOWNSHIP SUPERVISORS I Benjamin Casole, Chairperson Richard J. Luce, Jr., Vice Chairperson Leo Quinn I11 Robert Rosenb erger Fred Gold I Thomas E. Panzer (former member)
IC WARMINISTER TOWNSHIP PLANNING COMMISSION Matthew Piotrowski, Chairperson Michael Monaghan, Vice Chairperson Gerald DeRosa Abe Kern Karl Lewis Cheryl Kelleher Andrew Rinius Norman Schultzbank
WARMINSTER COMPREHENSIVE PLAN REVIEW COMMITTEE Arnie Cleff Jim Krueger Jim Dunn Jane Lynch Fred Gold Richard Smyth Len Grumm Tom Thern Bob Jones Alan Vargas
Assisted by: Bucks County Planning Commission Comprehensive Plan Update for Warminster Township
Comprehensive Plan Update for Warminster Township
Table of Contents
Plan Summary Introduction ...... 1 Comprehensive Plan for Warminster Township. 1962 ...... 1 The Planning Process ...... 1 Comprehensive Plan Components ...... 2 Brief History ...... 2 Vision for the Future ...... 7 Community Goal and Objectives ...... 9 The Natural Environment and Natural Systems ...... 13 Geology ...... 13 Topography ...... 14 Watersheds ...... 14 Soils...... 14 Woodlands ...... 16 Wetlands ...... 16 Floodplains ...... 17 Water Quantity and Quality ...... 17 Air Quality ...... 18 Stormwater Management ...... 19 Current Planning, Zoning, and Policies on Natural Resource Protection ...... 21 Future Needs ...... 21 Riparian Corridors Woodlands W el 1head Protection Environmental Advisory Council Integrated Resource Plan Recommendations for Action-Natural Features ...... 23 Demographics and Land Use ...... 25 Population and Housing ...... 25 Households 1 Population Characteristics Employment and Travel to Work Population Projections I Existing Land Use ...... 31 Agricultural Use Residential Use i Commercial Use Industrial Use I Governmental and Institutional Use
i Comprehensive Plan Update for Warminster Township
Development and Growth ...... 39 Development of Large Vacant Parcels ...... 39 Christ’s Home NAWC NATC Keystone Opportunity Zone Recommendations for Action-Development of Large Vacant Parcels Local Economic Development ...... 42 Recommendations for Action-Local Economic Development Promotion of Identity ...... 44 Gateways Districts Corridors Recommendations for Action-Promotion of Identity Continued Growth ...... 48 Balanced Land Use Future Land Use Map Recommendations for Action-Continued Growth Community Facilities and Services ...... 51 Public Service Facilities...... 5 1 Police Protection Fire Protection Ambulance Service Schools Health Care Township Administration Public Works Library Services Parks and Recreation Department Five Ponds Golf Club Benjamin Wilson Senior Center Utility Service Facilities ...... 60 Water and Sewer Solid Waste Management Stormwater Management Parks, Recreation, and Open Space Planning ...... 65 Township Parks ...... 65 Dedicated Open Space ...... 66 Parks, Recreation, and Open Space Plan ...... 66 Greenways...... 68 Existing Zoning for Parks, Recreation, and Open Space ...... 69 Future Needs and Recommendations for Action-Parks, Recreation, and Open Space Planning ...... 70 Historic Resources in the Township ...... 71 Individual Resources ...... 71 Villages ...... 72
.. 11 Comprehensive Plan Update for Warminster Township
Current Planning and Zoning Policies ...... 73 Future Needs ...... 74 Recommendations for Action-Historic Resources ...... 75 Transportation ...... 77 Public Transportation ...... 77 Street System ...... 78 NAWC Traffic Study ...... 79 Establishing the Land Use Transportation Link ...... 79 Access Management ...... 81 Traffic Calming ...... 81 Transporta ti on Management ...... 82 Bicycle and Pedestrian Mobility ...... 83 Recommendation for Action-Transportation ...... 84 Planning and Zoning in the Region and Adjacent Municipalities ...... 85 Adjacent Zoning and Land Use ...... 85 Bucks County Comprehensive Plan ...... 89 Recommendations for Action-Adjacent Land Use and Zoning ...... 90 Township Finance and Management ...... 91 Township Finances and Budgeting ...... 91 Fiscal Impacts and Future Trends ...... 93 Fiscal Impacts and Future Growth ...... 93 Future Trends in Municipal Revenue and Expenditures ...... 94 Recommendations for Action-Fiscal Impacts Capital Improvement Plan ...... 96 Capital Improvements Plan-Position Statement Current Policies on Capital Improvements Planning Recommendations for Action-Capital Improvements Planning Implementation of Recommendations ...... 101 Goal ...... 101 Community Objectives ...... 101
Resolution
Appendix
References and Bibliography
List of Tables 1 . Population and Housing in Warminster. 1970-2000 ...... 26 2 . Surrounding Municipalities and Bucks County. 1990-2000 ...... 26 3 . Characteristics of Warminster Households. 1990-2000 ...... 27 4 . Changes in Age Distribution in the Township from 1990 to 2000 ...... 28 5 . Place of Work for Residents of Warminster and Bucks County of Bucks ...... 30 6 . Travel Time for Residents of Warminster and Bucks County of Bucks ...... 30 7 . 2002 Population Projections ...... 31 8. Land Use ...... 32
... 111 Comprehensive Plan Update for Warminster Township
9. Parks in Warminster ...... 65 10. Adjacent Zoning Districts ...... 87 11. General Budgeted Sources of Revenue, Warminster Township, 2002 ...... 92 12. General Budgeting Expenditures in Warminster Township, 2002 ...... 93
List of Figures 1. Hydrological Features ...... after page 14 2. Natural Resources/Historic Resources...... after page 14 3. Existing Land Use ...... after page 32 4. Future Land Use ...... after page 50 5. Community Facilities ...... after page 52 6. Warminster Township Parks, Recreation, and Open Space Plan: Plan Recommendations ...... after page 66
List of Illustrations 1. Photo-simulation of improvements to York Road and Henry Avenue ...... 44 2. Photo-simulation of improvements to York and Street roads ...... 47
iv Warminster Township Comprehensive Plan Update
Introduction When Warminster’s last comprehensive plan was adopted in 1962, 38 percent of the township’s land was vacant, and the population was approximately 16,000. In the forty years since, the township’s population has nearly doubled, and less than 4 percent of the land remains vacant. With the changes in population and land use and opportunities for redevelopment of the Naval Air Warfare Center (NAWC) site, Warminster is poised for a renewed focus on comprehensive planning.
The Governor’s Center for Local Government Services defines the comprehensive plan as a general policy guide for the physical development of a municipality. The plan provides a blueprint for housing, land use, community facilities, and transportation. It is not a legal document but assists decisionmakers. It contains no rules or regulations but forms the basis for zoning regulations. It has a broad scope and examines the physical, social, and economic characteristics that come together to form what exists today and applies this knowledge to the future.
Issues are addressed in general terms, but the comprehensive plan can make specific recommendations. It is a report that examines how the past has shaped the present, develops a forecast about what will happen in the future, and describes how this future can be shaped to meet a community’s wishes.
Comprehensive Plan for Warminster Township, 1962 The 1962 comprehensive plan for Warminster Township was a revision to a preliminary development plan prepared in 1955. The 1962 plan was intended as an ultimate plan, meaning it planned for the ultimate build out of the township.
This 2003 plan is considered an update because it incorporates portions of the original 1962 plan. It maintains the validity of the original plan.
The Planning Process The comprehensive plan update for Warminster Township began in late 2002 with the appointment of a steering committee made up of township representatives, most from the planning commission and zoning hearing board. The steering committee developed a resident survey and distributed it to township residents in the spring of 2002, to gain input into the comprehensive planning process. The results of the survey were reviewed and considered by the steering committee. A planning consultant was then hired to begin preparation of an update to the 1962 Comprehensive Plan, based on community-established objectives.
1 Warminster Township Comprehensive Plan Update
The steering committee reviewed and finalized drafts and then submitted these drafts to the township planning commission for approval. The planning commission then held a public meeting and recommended approval to the Board of Supervisors. A public hearing was held to address concerns from the residents.
Comprehensive Plan Components The comprehensive plan update covers a wide range of topics-from a brief history of the township to future facility needs. The Pennsylvania Municipalities Planning Code Act 247 provides guidelines for the content of comprehensive plans. The suggested contents are modified by each community that engages in planning so that the plan is tailored to individual municipal needs.
The plan begins with a brief history of the township followed by a statement of the community’s goal and objective for the plan. These are followed by discussions on specific planning topics. Information on each topic is generally organized in the following way:
background and data current planning policies future needs recommendations for action
The final sections of the plan discuss the interrelationships among the plan elements so that the topics are linked together into a package of integrated recommendations.
An important part of the plan is to bring together the planning studies and reports that were adopted as components of the comprehensive plan such as the Open Space, Parks and Recreation Plan and the Federal Lands Reuse Authority Naval Air Warfare Center Re-use Plan. These plans are discussed and incorporated into the comprehensive plan update.
This plan’s focus is the transition of the township from a developing community into one that is almost completely built out. With much of the land committed to development, whether built or with approval to build, the attention of township officials and residents should focus on maintaining and enhancing a stable and desirable community with the necessary services and facilities to provide a safe and convenient living environment.
Brief History Warminster was part of William Penn’s original proprietary land grant from the King of England. As one of the first Bucks County townships to
2 Warminster Township Comprehensive Plan Update
be settled, Warminster was formed by separating from the Township of Southampton around 1 7 1I.
The Lenni Lenape Indians, whose footpaths evolved into the major transportation arteries that we use today, originally inhabited Warminster Township. One of these footpaths became York Road, which was an important route between Philadelphia and New York during the Colonial era, and remains a major artery today.
The township’s boundaries are those planned by Penn’s surveyors. They laid out the boundary between Bucks and Philadelphia (now Montgomery) counties and this line became the basis for a grid system in Bucks. Roads paralleling this line were called Street roads (County Line, Bristol, and Street roads). All roads running northeast to southwest were to intersect at right angles. Patents were issued to landowners after the grid was laid out. The road system created blocks of 400-1000 acres. The grid established by Perm forms today’s Warminster Township.
The Warminster Township boundaries were established at Valley, Bristol, Davisville, and County Line roads. Unlike other nearby townships, Warminster’s boundaries have not changed since its founding.
The earliest settlers were farmers by necessity. As the population grew, the residents formed villages such as Hartsville, Warminster, Johnsville, and lvyland. The villages were formed at crossroads and served as marketplaces and gathering places for nearby residents. Goods produced in the township were shipped to the city by wagon and later by rail to larger markets in Philadelphia.
Hartsville, located at the crossing of Bristol and York roads, was settled in the early 1700s. The village is notable as the site of William Tennent’s Log College, a Presbyterian seminary that trained many young men who went on to become the religious and educational leaders of their day. Hartsville was the closest village to the Colonial troop encampment of 1777, where Betsy Ross’s flag first flew and General Washington granted commissions to the Marquis de Lafayette of France and Count Pulaski of Poland.
The village of Warminster was settled at the intersection of Street and York roads as a crossroads village. The village contained numerous buildings including a tavern and craftsmen’s shops. Only the original Warminster Hotel remains. In 1825 a horse-racing track was built southeast of the village. In the early 19OOs, work began on a combined horse- and automobile-racing track. By 1918, the track was abandoned and the land was sold for building lots. This area, the first site for residential development in the township, is known as the Speedway neighborhood.
3 Warminster Township Comprehensive Plan Update
Johnsville, at the intersection of Street and Newtown roads, was settled in the 1680s. The Beans agricultural implement factory was established in Johnsville in the 1850s to manufacture farm machinery. The village was earlier called Craven’s Corner after one of Warminster’s founding families and is the site of their ancestral home, Craven Hall.
Ivyland was originally a village within Warminster. John Lacey founded Ivyland in 1873 as one of Bucks County’s first planned villages. The village was laid out with a grid street pattern, street trees were planted, and a simple form of zoning was developed. A hotel was built to attract anticipated overflow visitors to the 1876 Centennial Exposition in Philadelphia. The village separated from Warminster and incorporated as a borough in 1905.
In 1939, the Brewster Aircraft Company bought farmland along Jacksonville Road and built a factory to produce warplanes for World War 11. In 1943 the federal government built 1,200 housing units for aircraft factory workers in the Warminster Heights section of the township. This was the largest housing development of its type in the township.
In 1944, the U.S. Navy acquired the plant, which eventually became the Naval Air Warfare Center (NAWC). The military base was Warminster’s largest employer-and one of the largest in Bucks County-and had significant impacts on the township and adjoining communities.
As the Philadelphia metropolitan area grew in the 195Os, ’60s and O OS, people moved into the township, and the population more than doubled. Many of these new residents moved into new subdivisions created on farmland. Along with the new residents came commercial and industrial development, primarily along the main arterial roads and the North Penn railroad.
In 1980 growth slowed and the population peaked at 35,540. The adjacent communities in the north started to grow as Warminster’s population declined. The late 1980s and 1990s brought significant commercial growth along Street Road due, perhaps, to growth in the market area which
, includes Warminster and adjacent townships.
The Navy closed the NAWC-Warminster in 1996. The township and county worked on a re-use plan, which called for industrial, business, and park uses for the vacant land. The Federal Lands Re-use Authority, a county agency, took control of the vacant land and began the process of recruiting businesses and new development to replace the approximately 2,000 Navy jobs and additional Navy contractor jobs that were lost.
4 Warminster Township Comprehensive Plan Update
The township grew from a collection of villages and farmsteads based on William Perm’s grid system. This land use pattern shaped Warminster and will continue to do so in the future. Understanding what made Warminster what it is today will help the township to meet the needs of the present and define its future in a way that reflects its unique past.
5 Warminster Township Comprehensive Plan Update
6
Population and Housinrr
Population A municipal comprehensive plan is prepared primarily to anticipate and plan for the future growth of that municipality. Growth is defined as the increase in population, the number of dwelling units, and nonresidential development that occurs in a municipality. To plan for growth, Chalfont Borough must have an estimate of the amount of growth that has occurred in the past and what is likely to occur for a given time period. Therefore, this section includes past trends as well as projections of the probable population and housing increases using the Bucks County Planning Commission’s estimates. Demographic information of adjacent municipalities have also been included to evaluate the surrounding pressures of growth and the impact they may have on Chalfont Borough. Bucks County statistics are also included to provide a comparison on a regional basis.
Population Trends Population growth is an important consideration in updating the comprehensive plan. With a study of recent population growth and a basic understanding of the elements of population change, reasonable projections for the foreseeable future can be developed. The analysis of demographic changes provides an understanding of past trends in the borough and provides the mechanisms for developing various growth management alternatives. The population analysis provided is an attempt to determine the present and future population characteristics of Chalfont Borough and its relationship to surrounding municipalities.
In the SO-year period since Chalfont’s incorporation in 1910, the population increased by 2,766 people. The components of population change used to determine growth rates include natural increase and migration. Between 19SO and 1990 there were 459 births and 275 deaths in Chalfont. This resulted in a natural increase of 1S1 people. The net migration equals S6 persons-the population change between 19SO and 1990 (267 people) minus the natural increase.’ For Chalfont, 32.2 percent of the population increase was due to net migration. According to the 1990 Census, approximately half of the new residents were from other areas in Bucks County (47 percent), and one quarter of these new residents moved in from other areas of Pennsylvania (25 percent).The balance came from other states (22.3 percent) and Philadelphia (5 percent).
From 19SO to 1990, Chalfont’s rate of growth (9.5 percent) was higher than New Britain and Doylestown boroughs, which lost population during this period but lower than the surrounding townships. These townships grew at a rate which exceeded 12 percent. New Britain Township grew by almost 25 percent.
The county’s population growth rate was 12.9 percent between 1980 and 1990. With the exception of Doylestown and New Britain boroughs, the surrounding municipalities in central Bucks are growing at a faster pace than the county as a whole. Tables. 1 and 2 on the next page shows the population trend for Chalfont Borough over the past GO years and compares Chalfont’s population chanze to area municipalities.
’ U.S. Bureau of the Census (Population figures), Pennsylvania Statc Dcpartrncnt of Health (Birth and Dcath Statistics).
Chalfont Borough Comprehensive Plan Update Draft 9 Population and Housing
Table 1 Population Change, 1930-1 990
Number Percentage Year Population Change Change
1910 303 ’ - - 1920 31 7 14 4.6 1930 550 233 73.5 1940 670 120 21 .8 1950 828 158 23.6 1960 1,410 582 70.0 1970 2,366 956 68.0 1980 2,802 . 436 18.4 1990 3,069 267 9.5
Source: US. Bureau of the Census
Table 2 Regional Population Change, 1980-1 990
Amount Percentage Municipa I ity 1980 1990 Change Change
Chalfont Borough 2,802 3,069 267 9.5 Doylestown Borough 8,717 8,575 -142 -1.6 Doylestown Township 11,824 14,510 2,686 13.5 Hilltown Township 9,326 10,582 1,256 13.5 New Britain Borough 2,519 2,174 -345 -1 3.7 New Britain Township 7,415 9,099 1,684 22.7 Warrington Township 10,704 12,169 1,465 13.5 Bucks County Total 479,180 541,224 62,044 12.9
Source: US. Bureau of the Census
Population Characteristics The borough is very homogeneous racially. Ninety-eight percent’ of the population is white. The median age is 35.1 years old which is slightly younger than all of the surrounding communities except for Warrington Township but a bit older than the county median age. The percentage of high school graduates is 83 percent and 3 1.6 percent of Chalfont residents have a bachelor’s degree or higher. In general, the higher the education level attained, the higher the municipality’s median household income. Chalfont appears to be in the middle of the distribution for both educational attainment and income for the surrounding municipalities although its rates are higher than those for the county. Table 3 indicates general population characteristics for Chalfont, surrounding municipalities, and the county.
In 1980, 507 people (36 percent) of Chalfont Borough’s work force was employed in the manufacturing sector and 337 (23.9 percent) worked in the service sector. By 1990, employment in manufacturing and service had shifted to 2 1.9 (384) and 29.5 (516) percent respectively. An increase in the number of people employed also occurred between 1980 and 1990-1,408 (50.2 percent) to 1,752 (57.1 percent) people employed. More of those new jobs were in the service sector than in manufacturing.
Chalfont Borough Comprehensive Plan Update Draft I lo 1 Population and Housing
I Table 3 Regional Population Characteristics, 1980-1 990
Percent Percent 1989 Median I Percent Median High School Bachelor Degree Household Municipality White Age Diploma or Higher Income Chalfont Borough 98.3 35.1 83.0 31.6 $46,305 Doylestown Borough 97.3 39.7 80.2 31 .O $32,942 I Doylestown Township 96.1 36.8 86.1 36.1 $52,212 Hilltown Township 97.8 33.6 84.8 23.5 $44,717 New Britain Borough 98.4 35.7 83.5 35.9 $49,145 I New Britain Township 97.3 35.3 90.5 37.1 $54,610 Warrington Township 95.1 32.1 90.0 26.9 $47,284 (I Bucks County Total 95.02 33.7- 83.0 24.8 $43,347 Source: U.S. Bureau oi the Census I The number of persons per household in Chalfont Borough declined between 1980 and 1990. The average number of persons per household was 3.12 in 19S0, but declined to 2.78 in 1990. This decrease in household size is consistent with the county’s decline from 3.02 persons per household in I 19SO to 2.80 in 1990. This may be explained in part by a national trend towards smaller households due to later marriages, fewer children, more divorces, and a greater number of elderly living alone.
I Also, 187 of the 1,066 households in the borough consisted of one person living alone. Of these households, 96 consisted of a single person, 65 years of age or older. Forty-three of these households or 45 percent, consisted of a female, 65 years of age or older.
Of the 3,069 people living in the borough in 1990, 1,538 were male and 1,53 1 were female. Nearly I 12.2 percent of the population was age 65 or older. Approximately 26 percent of the population was below the age of IS. A 7 percent increase in children 0-4 years occurred between 1980 to 1990. Chalfont has also seen a 27 percent decrease between 19SO to 1990 in the number of school’ age children between the ages of 5 and 14, from 543 to 386 children.
Population Pyramids To gain a better understanding of the age distribution of the borough’s population, population pyramids are provided in Figure 2. These pyramids display the number of people in a particular age group, or cohort, by sex,
The population for the borough in 1990 displays a significant bulge at the 3044 cohort group. This bulge represents the last portion of the baby boomers born between 1946 and 1964.
A comparison of the population pyramids of Chalfont and Bucks County shows not only the similar bulges of baby boomers and their children, but also that the bulges are lower on the Bucks County pyramid indicating a lower average age.
Chalfont Borough Comprehensive Plan Updale Draft II Population and Housing
Figure 2 Chalfont Borough and Bucks County Population Pyramids
Bucks County 1990 Population
80-84
70-74
60-64
-v) L 50-54 -P u0 40-44 0 -? 30-34
20-24
10-14
0-4 - 30,000 20,000 10,000 0 10,000 20,000 30,000 Number of People
Chalfont 1990 Population
80-84
70-74
60-64
50-54 -2 u0 40-44 aJ 4 30-34 I I 20-24
10-14
0-4 _. 150 100 50 0 50 100 150 Number of People
12 Chalfont Boroqh Comprehensive 'Plan Updare Draft Population and Housing
Housing The growth of the borough is demonstrated not only by population but also by housing. Knowledge of the housing market assists in planning efforts because housing is a significant capital asset which requires tremendous infrastructure to support it.
The large developments constructed in Chalfont Borough in the past decade were located north of the borough center and east of Main Street. The following examines existing and past housing trends in the borough.
Housing Trends Chalfont Borough gained 184 dwelling units between 1970 and 19SO. This was a 25.6 percent increase to the 1970 housing stock. During the 19SOs, the housing growth rate also increased. The 1990 census figures indicate that the borough’s housing stock increased by 241 dwelling units for a 26.7 percent change. This high growth rate can be attributed to the expansion of sewer service, available land, and improved economy during the”mid to late 19SOs.Table 4 indicates the total number of dwelling units in the borough between 1970 and 1990.
Table 4 Dwelling Unit Change, 1970-1 990
Dwelling Numerical Percentage Year Units Change Change
1970 71 9 -- - 1980 903 * 184 25.6% 1990 1,144 24 1 2 6 .6 ‘/o
Source: U.S. Ourcau oi the Census Includes 5 vacant indeterminate tenure (unmarketable) units
Single-family detached and single-family attached, are the major housing types in the borough. The 19SO census figures indicated that of the 903 dwelling units in the borough, 732 were single-family detached. This was 8 1.1 percent of the total 1980 housing stock. In 1990, the number of single-family detached units increased by 96 units but made up only 72 percent of the total housing stock. The drop was due to an increase in attached and multiplex structures.
The median household income increased from $24,408 in 1980 to $46,305 in 19S9 (59.7 percent increase). However, the median value of owner-occupied housing units has increased by over 142.9 percent, from $66,500per unit in 1980 to $161,500in 1990. For rental units, the last decade showed that rents have more than doubled from the monthly rate of $230 in 1980 to $5 14 in 1990.
The U.S. Census Bureau has classified dwelling units into the following types: single-family detached, single-fanlily attached, multifamily of two to four units, multifamily of five or more units and mobile homes. In the 1980 census, condominiums were included in the “other” category. The housing unit types and charactcristics for 1980 and 1990 are listed in Table 5 on the next page.
Chalfont Borou3h Comprehensive Plan Update Draft I3 Population and Housing
Table 5 Housing Unit Characteristics, 1980-1 990
Numerical Percentage Characteristic 1980 1990 Change Change Number of Housing Units 903 1,144 24 1 26.7 Single-Family Detached 732 828 133 26.5 Single-Family Attached 31 102 195 55.4 2-4 Unit Structure 52 82 92 59.0 5+ Unit Structure 88 111 103 72.0 Mobile Home - 1 1 100.0 Condomin i um - 207 81 - Vacant Units 6 55 -3 1 47.6 Owner-Occupied 71 7 (8O%)* 971 (84.9%) 254 33.5 Renter-Occupied 181 (20%)* 173 (15.1%) -8 -4 Median Home Value $66,500 $1 61,500 967,300 143.2 Median Rent/Month $230.00 $5 14.00 $23 5 .OO 110.0 Percent 3 or more bedrooms 77.7% 7 1.2% -8
Source: US. Census Bureau * Tenure rates do not include 5 units classiiied as unmarketable
The 1990 census indicates that 9.9 percent of the borough's housing stock was built before 1939. Ninety percent was built between 1940 and 19SO. The balance of the units, 241 or 26.7 percent have been built since 19S1, according to census and borough building permit data (see Table S).
The housing growth rate of 26.7 percent between 1980 and 1990 for Chalfont Borough was among the fastest in the ivea and was exceeded only by New Britain and Doylestown Townships. The surrounding townships have experienced relatively significant housing growth in recent years because they are part of a rapidly urbanizing area and have adequate public sewer and water capacity and much undeveloped land remaining.
The borough's rate of home ownership increased by almost 5 percent between 19SO and 1390 as shown in Table 6 below. Correspondingly, the rate of renting has declined by 4.6 percent. However, the vacancy rate for both owner and rental housing increased. These changes in tenure and vacancy rates are also evident in the boroughs of Doylestown and New Britain.
Table 6 Regional Tenure and Vacancy Rate, 1980-1 990
Tenure Rate Percent Vacancy Rate Percent Total Units Owner Renter Owner Renter Municipality 1980 1990 1980 1990 1980 1990 1980 1990 1980 1990
Chalfont Borough 903 1,144 80.0' 84.9 20' 15.1 .6 3.6 2.7 11.5 Doy Ies tow n B o rough 3,633 4,100 49.9 47 50.1 53.0 .5 1.5 3.3 5.0 Doylestown Township 3,652 4,857 83.0 82 17.0 18.0 5.1 1.9 3.5 13.9 Hi1I town Township 3,099 3,659 82.8 83.4 17.2 . 16.6 .8 .9 3.4 2.3 New Britain Borough 71 1 828 91.8 88.2 8.2 11.8 1.5 l.G 1.6 6.1 New Britain Township 2,394 3,284 8G.3 88.2 13.7 11.8 2.3 2.1 8.1 4.4 W a rr irig ton Towns tii p 3,639 4,458 73.9 71.8 26.1 28.2 1.4 1.9 14.2 7.8 Bucks County 164,914 199,959 73.0 75.7 27.0 24.3 1.4 1.3 9.0 8.2
'Includes only marketable units
14 Chalfoni Borough Comprehensive Plan Update Drari Population and Housing
To provide for sufficient mobility and choice in the housing market, an adequate vacancy rate is necessary. The typical vacancy rate is between 3 and 5 percent. This rate is considered normal for a fluid housing market. Table 7 below provides a comparison of the total dwelling units for Chalfont and area municipalities for 19SO and 1990.
Table 7 Regional Housing Unit Change, 1980-1 990
~ ~ ~~ 1980-1 990 Housing Units Amount Percent Municipality 1980 1990 Change Change
Chalfont Borough 903 1,144 241 26.7 Doylestown Borough 3,633 4,100 2,467 12.9 Doylestown Township 3,652 4,857 1,205 33.0 Hilltown Township 3,099 3,659 5 GO 18.1 New Britain Borough 71 1 828 117 16.5 New Britain Township 2,394 3,284 890 37.2 Warrington Township 3,639 4,458 81 9 20.9 Bucks County 164,914 199,934 35,020 21.2
Source: US. Bureau of the Census
The number of subdivision proposals submitted to the borough for review since 1990 totaled 105 single-family residential building lots. The proposals that have been submitted in the last three years are mainly subdivisions of 2-7 lots. The exception is the Patriots Place subdivision which proposed S3 single-family detached residential lots and was submitted for approval in 1991.
The .borough's permit records were reviewed to obtain the actual number of dwelling units being constructed. The subdivision proposals were compared to the number of building permits issued. Between January 1990 to September 1996 there were building permits issued for 30s new dwelling units compared to the 105 units proposed. Most of the permits issued from 1990 to 1992 were for the construction of units that are part of the Lindenfield and Shadow Ridge developments approved in the late 1980s. The permits issued in 1993 were for the court-ordered Patriots Place development. Table S provides the number of permits issued between 1.990 and September 1993.
Table 8 Building Permits Issued, 1990-1 996
Permits Issued
1990 51 1991 53 1992 59 1993 120 1994 T 1995 4 1996' 3
Total 308
'January through September 1996 Source: Chalfonr Borough
Chalfont Borough Comprehensive Plan Update Drat? 15 Population and Housing
H ousi ng Affor dab i Iit y Housing affordability is an issue which affects all residents. A shortage of affordable housing can be detrimental to the community’s economic and social vitality by limiting the availability of labor and increasing the cost of goods and services. A more direct impact is that the chddren of present residents may not be able to affbrd to live in the community where they grew up.
In the Bucks County Planning Commission’s publication 1995 Hoirsing Prices and Affordubifiry,the affordability of housing for Chalfont Borough was analyzed. A Housing Affordability .Index was computed for the borough using the county median. This index is the ratio of monthly housing income to monthly housing costs. It is computed by dividing median monthly household income by total monthly home ownership costs. An index of 1.OO or greater indicates that a median income household could afford at least a median priced housing unit within a given municipality. An index less than 1 .OO indicates that a median income household could not afford the median income priced unit.
The indices range from 1.83 in Bristol Borough to 0.43 in Upper Makefield Township. Of the municipalities which had more than ten transactions, the only municipalities that have indices greater than 1 .OO were Bensalem, Bristol, Fall, Milford, Perkasie, Plumstead, Springfield and West Rockhill townships and Bristol, Morrisville, Quakertown, Riegelsville, Chalfont, Telford, boroughs. In 1995, only 1 1 municipalities had affordability indices greater than 1 .OO.
Another method of measuring the affordability of housing is to estimate the gap between the housing price the median household income can afford, and the median house price. In 1995, the housing price that was affordable to the county’s median household income was approximately $ 13300.2 In Chalfont the 1995 median housing price was $123,250..‘ Table 9 below shows Chalfont’s housing affordability for the years 1991 to 1995.
Table 9 Housing Affordability, Second Quarter, 1991-1 995
1991 1992 1993 1994 1995 Number of Sales 26 26 14 18 8 New 12 45 6 3 1 Resale 14 40 8 15 7. Median Housing Prices 142,000 144,900 143,750 162,750 123,250 Affordability Index 0.75 0.82 0.88 0.78 1.09
Source: Bucks County Planning Commission, 2/95
’ The Maximum house pricc affordable assunics a 30-year mortgage with a IO pcrccnt down payment, a niaximuni 01’ 2s pcrccnt of gross inconic for housing expcnditurcs (using the estimated Bucks County nicdian income from tlic previous year), and approximate cost for taxes, private mortgage insurance (PMI) and property insurancc. The 1995 maximuni house pricc affordable is bascd on a county nicdian income of $46,490. The $123,250 median house pricc for Chalfont Borough in 1995 was bascd on the avcragc of the transactions that occurred during the year. Because of the small sample site howevcr, this may not be a valid rcprcscntalion or the median sales pricc for 1995.
16 Chalfonf Boroqh Comprehensive Plan Updare Draft 1 Population and Housing
Although the affordability index for 1995 is 1.09 and indicates that a household earning the median income could afford a house in the borough this figure is suspect. The standard sample size for number of sales is 10 and only 8 houses were sold in the borough in 1995. Therefore the figure may not be representative of the affordability of housing in the borough. It is important to note the trend from 1991 to 1994 indicates that housing was not affordable to families earning the median income.
Chalfont is part of the Doylestown Planning Area. A planning area is a defined area made up of municipalities that share similar land use characteristics, common community facilities etc. This planning area includes Doylestown, New Britain and Wamngton townships and Chalfont, Doylestown and New Britain boroughs. The number of sales and the median housing price for the second quarter 1991 through 1995 is listed below.in Table 10.
Table 10 Doylestown Planning Area Housing Affordability, Second Quarter, 1991-1 995
Percent Change
1991 1992 ' 1993 1994 1995 1991-1 995
Number of Sales 23 1 285. 25 1 302 218 -5.7% Median Housing Prices 158,000 159,450 . 155,000 154,250 159,900 +1.5%
Source: Bucks County Planning Commission, 2/95
The median housing price for the Doylestown area is $27,400 higher than the county's affordable housing price of $132,500. Population and Housing Projections Population projections done by the Bucks County Planning Commission (BCPC) in 1993 showed a year 2000 middle projection of 3,410 for Chalfont Borough. The 1995 population estimates using Board of Assessment data indicated that there were 3,531 people living in Chalfont. Building permit and occupancy certificate data provided by the borough in September 1996 indicated that 290 dwelling units had been built since the last census count in 1991. The BCPC middle projection called for only 216 new units. The disparities in these figures caused by unexpected growth made it clear that new population and housing projections were necessary.
The Bucks County Planning Commission has developed a model for use with municipalities whose growth has surpassed 2000 projections. The assumptions used in the model are tailored to each individual situation and the base data, such as borough building permits and occupancy certificate data, are obtained directly from the municipality. The population and housing projections generated by this model therefore provide more representative projections than the methods normally used.
The population and housing projections included in this section are not, nor should they be viewed as, a goal or a target to achieve. Rather, the projections are an estimate of the population and housing increase Chalfont Borough can anticipate until the year 2010 based on current indicators and
Chaliont Borough Comprehensive Plan Update Draft , Pooulation and Housing
assumptions. Since population and housing projections are only estimates, they must be used in that context. The projections are not absolute and should be used only as a guideline of possible growth within the borough. These projections will be used in conjunction with other aspects of this plan, in order to develop a future land use plan for Chalfont Borough.
Projection Methodology The methodology used to project the population and housing for the years 2000 to 2010 for Chalfont involved an analysis of the number of existing dwelling units, the amount of vacant residentially zoned land, housing growth trends and scenarios. This data. was then applied to a statistical model developed by the staff of the Bucks County Planning Commission which has been tailored to Chalfont Boroughs needs and appears in the Appendix.
The first step involved identifying the number of dwelling units that have been built as of October 1996. Counts from the 1990 census were augmented by the number of units completed by 1996. This figure was obtained by inventorying all building permits and corresponding occupancy certificates issued which indicate building completion. This step was done to develop a current estimate of the number of dwelling units that will serve as a base for the projections.
Development potential was then examined by identifying vacant parcels in the borough and determining their residential development potential based on current zoning. An inventory of development that has been officially proposed but not yet developed was also done. Because of the paucity of residentially zoned vacant acreage, it was determined that no more than 20 dwelling units could be built by the year 2010 if zoning is left unchanged.
An analysis of housing trends and growth scenarios involved determined that only 20 units could be built and occupied by 2010. Historical patterns for previous time periods of 1980 to 1990 and 1990 to 1996 were identified to detemzine the average annual number of additional dwelling units. The application of past trends to future scenarios was done because it is expected that, to a certain degree, these trends will continue.
Because of the possibility of unforeseen changes to the components of population and housing growth, three scenarios have been developed. For both the 2000 and 2010 projections, three scenarios are presented, low, middle and high. For each scenario, the total number of dwelling units was calculated for 2000 by adding the projected number of units from the proposed development listing. The population for each scenario was generated by multiplying an assumed persons per unit figure by the total projected units.
The low projection for housing and population was based on a scenario which called for no additional dwelling units to be built by 2000 and 5 new units by 20 10. For the periods 1996-2000 the number of persons per dwelling unit of 2.66 was held constant. For the period 2000 to 2010 the factor decreased from 2.66 to 2.55. This decrease reflects national and regional trends which have shown a long-term decrease.
18 Chalfont Borough Comprehensive Plan Update Draft Population and Housing
The middle projection assumed no units constructed between 1996 and 2000 but 10 additional units by 2010. The persons per dwelling unit figure of 2.66 was held constant to the year 2010.
The high projection indicates that 4 dwelling units will be constructed before 2000 and 16 additional units by 2010. The persons per dwelling unit figure of 2.66 was held constant to the year 2010.
The population pyramids were based on the middle population projections. An age cohort survival model (see Appendix A) was used to develop these population pyramids. This model uses fertility and death rates generally consistent with past rates. The figure for each cohort represents a share of the total population projection for the given year. The model is driven by the population projection. The number representing the population projection is arrived at by altering the migration rates to generate a figure which best approximates the population projection.
Extreme caution is .recommended when assessing the 20 10 projections. Strict reliance upon these projections is not recommended since many significant changes can occur to the assumptions used to develop these figures during this extended time period. Changes in zoning, household rates and the birth or death rates may affect the projections. It is recommended that these projections be used as barometers to what may occur if the demographic characteristics and trends remain constant to the year 20 10.
Projections, when based on sound methodology and assumptions, tend to produce a fairly good picture of the general direction and magnitude of future growth. They may be used by municipalities, authorities, and school districts in planning activities and by those interested in market conditions. However, any forecast of future growth is tentative and subject to a given set of assumptions holding true for a defined period of time and constraints of the projection model employed.
In order to monitor growth in the borough it will be important to review the 2000 U.S. Census population and housing figures when they become available. If necessary growth projections should be reconsidered.
H ousi ng Projec ti ons The housing projections reflect the small amount of land remaining in the borough for residential development. All three ranges incorporate the 290 dwelling units that have been completed between 1990 and 1996. The low range projections for 1990 to 2000 in Chalfont Borough would be a 2.5 percent growth rate or an addition of 290 dwelling units. In this scenario no additional units will be built between 1996 and 2000. Between the years 2000 and 2010 the low housing projection would be 0.35 percent or an addition of 5 dwelling units.
The middle range projection would be an increase.of 292 dwelling units or a 25.5 percent growth rate
' between 1990 and 2000. Between 2000 and 2010 the expected middle range percentage of increase would be 0.70 percent for a total of 10 housing units.
Chalfonr Borough Comprehensive Plan Update Draft. 19 Population and Housing
The high range projections would add 294 housing units or 25.7 percent increase between 1990 and 2000. An increase of 16 units or 0.01 percent between 2000 and 2010 would bring the total number of dwelling units to 1,454. Regardless of the range, these figures suggest a small increase in housing units for the next two decades. Figure 3 represents the housing growth rates for Chalfont from 1980 through the year 2010.
Figure 3 Housing Projections, 1980-201 0
1,500 . 1,454 1,438 - - A // 1,000 / /903 I 900 I ! 1980 1990 2000 2010 I I I ! --I-ActuaI 0 Low A kliddle High I t Source: Bucks County Planning Commission, Chaliont Borough Projections 1 1/9G Population Projections Growth in population is influenced by various factors such as the economy, changes in the housing market, the availability of support facilities (water and sewer), and the expansion of employment opportunities. Chalfont Borough has experienced steady growth over the past several decades, but is projected to grow at a slower rate for the next ten years. Population growth is expected to level off due to build-out of the borough. As shown in Figure 4, low, middle, and high population projections are given for the years 2000 and 20 10. The low projection would increase population by 745 persons or a 24 percent increase between 1990 and 2000. In fact, because no additional units are projected to be built in this scenario after 1996, this figure represents the estimated population for 1996. The middle projection indicates an increase of 751 persons or a 24.5 percent increase for the borough, for a total population of 3,820. The high projection for the year 2000 would add 756 persons to the borough for an increase of 25 percent. 20 Chalfont Borough Comprehensive Plan Update Draft Population and Housing The 2010 projections should be used only as a barometer as to what may occur if demographic characteristics and trends remain constant. The range for the total population increase by the year 2010 would be between 605 and 799, an 18 to 26 percent increase from 1990. The population and housing projections indicate that the borough is not expected to grow significantly, even for the high projection. Unforeseen changes to population structure components such as the birth or death rates will make Little difference. With this in mind it is important for borough officials to determine policy for the future. Because the borough will not grow much more, decisions have to be made about services and facilities, for instance. Services can be expanded, and quality can be enhanced, or current levels can be retained. Figure 4 Population Projections, 1980-201 0 3,825 c- = = = t3t868 3,800 -- - - / 3,820 - - - - - 3,846 I / / 3,814 - - 3,674 3,600 -- / / / -0 3,400 -- / a / 0 / 0 3,200 -- / e / 2,600 -- 1 2,400 -- -W-Actual - -0- - Low . - -A- - Middle - +- -High 1 I I Source: Bucks County Planning Commission Chaliont Borough Projections 1 1/96 Population Characteristics To gain a better understanding of the age distribution of the borough's population, population pyramids are provided in Figure 5 on the next page. These pyramids display the number of people in a particular age group, or cohort, by sex. The population for the borough in 1990 displays a significant bulge at the 30-44 cohort. This bulge represents the last portion of the baby boomers born between 1946 and 1964. Many of these 30-44 cohort members have already started families. The population pyramid for 2000 shows this higher number of births at the bottom of the pyramid (cohort 0-4) where a small bulge can be seen. The year 2010 pyramid shows an older age structure evidenced by the larger numbers of persons above age 30 and the smaller proportion of children and adolescents. The number of children has not changed significantly from that of 2000. Chalfonr Borough Comprehensive Plan Update Draft 21 Chalfont 1990 Population Bucks County 1390 Popul a t'ion 1 80-u.1 uo- II 4 70-74 70-74 60-64 60-64 -In & 50-54 I u 40-44 L' 40-44 u u I 7 30-34 7 30-34 1 20-24 20-24 10-14 10-14 0-4 0-4 ,--- I -- I--- - , -I,-- I I50 100 50 0 50 100 150 30,000 20,000 10.000 0 l0,000 20,000 30.000 Number of Pcoplc Numbcr of Pcoplc Chalfont 2000 Projcctioii Chalfont 201 0 Projection ...... __ ... . . OFclIlalc OFclllalc 1 80-84 .Male .M;llc .__ ,-. . I 70-74 60-64 u 2 30-34 . I 20-24 20-24 1 4 - 1 10-1 10.14 1 I 0.4 , .. - .- . - . . . I. -. .. . . 2 00 100 0 100 200 Nuriil)cr of i'coi)lc Population and Housing The 2000 and 2010 pyramids charts the movement of the baby boomer bulge as they age. By the year 2010 this group will start to enter retirement. Because of the size of this age group there will be a greater impact on the borough as this group progresses toward old age. For instance, after 2010 there will likely be greater demands for services and facilities designed to meet the housing and recreational needs of the elderly boomers. There may be more empty nest households and perhaps more fluidity in the housing market as these persons sell their homes and move to smaller dwellings. Summary When several population and housing statistics are examined together, certain patterns emerge. These patterns further define the character of the borough and present a clearer picture of how the population will grow in the future. Chalfont’s population grew quite rapidly between 1950 and 1970. However, since then, growth has s 1owed . The borough’s population is slightly older (average age-35.1) than that of the county (average age-33.7) and more than one-third of the residents are aged 2544. This group of people generally represents the baby boom generation. The percentage of persons still employed in manufacturing and service industries declined from 60 to 5 1 percent between 19SO and 1990. The majority of the population is employed in these sectors. The borough median household income and rate of educational attainment is slightly higher than the county’s, but slightly lower than that of adjacent townships. However as residents age their incomes will undoubtedly increase, providing higher median household incomes. The average household size has declined in Chalfont in line with county and national trends towards smaller households. An implication of this for the future is that construction of housing units will not result in a population increase of the same magnitude as in previous decades. The population in Chalfont grew in part because of the development of housing after 19S0, between 19SO and 1990, 241 units were built. The housing stock is relatively new, 25 percent is less than 15 years old, and served exclusively by public water and sewer. The vacancy rate is adequate for owner occupied housing but the rate for rental housing is fairly high. The market for rental housing is very fluid and may indicate an oversupply and may lead to decline in maintenance. The analysis of affordability indicates that the borough is not a necessarily an affordable place in which to buy a house. This situation is due to a large percentage of dwellings being owner occupied single-family detached housing. Another factor is the relatively new age of the housing. Ninety percent of the stock is less than 50 years old and 20 percent has been built after 19s 1. Efforts to improve affordability such as providing for attached and multifaniily housing may be necessary. The number of housing units is not projccted to grow significantly after the ycar 2000. Population projections indicate that population growth will taper off by 2000 also. With less growth the averaze age will rise, the number of children will increase, and the ranks of thc elderly will expand. Challont Borough Comprehensive Plan Update Dr~h.. 23 I Existing Land Use The evaluation of existing land use is an important part of a comprehensive planning effort. Before 1 beginnins to plan for the future, it is crucial to know what land use patterns exist in the present. Environmental and fiscal impacts of housing, infrastructure, and transportation alternatives can be I better evaluated after understanding existing land use patterns. Existing land use patterns indicate how growth has taken place in the past and show both opportunities and constraints for future planning I efforts. A review of existing land use in the borough was completed and is presented on the Existing Land Use Map (see Figure 6) and in the text that follows. This data was obtained from the Bucks County I Planning Commission’s 19SO and 1990 land use inventory, interpretation of 1995 aerial photographs, field checks and 1996 Bucks County Board of Assessment data. The data used is parcel specific and I each of the borough’s 1,450 parcels has been assigned a land use code. Where a code was assigned in the county tax assessment records but no value for improvenients was shown, the parcel is depicted as I vacant. The traditional center of the borough is at the intersection of its main arteries-Main Street and Butler Pike. Historically the growth of the borough radiated outward along those arteries and along Park I Avenue. In the 1950s and ‘60s residential development took place along the edges of the borough as land became available for development. Since 1960, residentid growth has taken place in the form of I suburban-style residential subdivisions and planned residential developments on vacant and agricultural land north of the borough core. I Land Use Types Residential I The predominant land use in the borough is residential. In 1996 it covered almost 55 percent of the land (537 acres). In 1990, 42 percent of the land (43 1 acres) was residential. This substantial increase B in residential land use from 1990 to 1996 is due to the construction of an additional 258 dwelling units. The majority of residential land is occupied by single-family detached housing units that cover 54 percent (536 acres) of the borough’s land. While most of the older homes in Chalfont are located along I the major arteries, many of the recently built houses are in planned residential developments which contain a mix of dwelling types with open space. Neighborhoods such as Lindenfield are examples of such development, whereas Patriot Place is a suburban-style residential subdivision with curvilinear 11 streets and single-family houses on larger lots. I Multifamily residential housing (properties with more than three attached housing units) composes 2.4 percent (24.6 acres) of the borough’s acreage. This type of housing occurs not only in the borough’s older single-family homes that have been converted to apartments, but also in the portions of I Lindenfield such as Patrick and Christopher Places. Commercial I Commercial land use composes only 8.1 percent (83 acres) of the land use in Chalfont. The I commercial uses in the borough are located mostly along Main Street and Butler Pike. Professional 25 I Chalfont Borough Comprehensive Plan Updxe Draft Existing Land Use I services, restaurants, banks, and small retail stores characterize most of the commercial uses in the B borough. Concentrations of commercial uses are found at the Chalfont Square and Chalfont Plaza shopping centers, both of which have been constructed since 1990. A number of parcels along Main Street and Butler Pike have mixed commercial and residential uses. I Industrial I Chalfont has 2.5 percent (26 acres) of its land utilized for industrial land uses. The industrial land uses are located on the southeastern side of Hamilton Street. One use, the Paramount Packaging Corporation, is located south of the Neshaminy Creek on Oak Avenue. The industrial uses are largely I light manufacturing firms such as Aquarium Pharmaceutical and Keystone Fastener Corp. Institutional 1 Government and institutional land uses occupy 6 percent (62 acres) of the borough’s land area. These land uses are located primarily north of the Branch Creek and are typified by houses of worship, schools, and municipal and U.S. Government functions. I Parks, Recreation, and Open Space 1 Parks and recreation and deed restricted open space in the borough makes up S.2 percent or 84 acres of land. The borough has 54 acres of municipal parkland as shown in Table 1 1. The borough has created a link park along the Neshaminy Creek which is composed of Oxbow, Kelly, and Krupp Memorial I parks. Approximately 30 acres of open space and recreation land is part of residential subdivisions such as Shadow Ridge and Lindenfield. I Table 11 Parks in Chalfont Borough I Park Acrearc Blue jay Park 5.5 Chestnut Street Park 5.8 I Bridgeview Park 1.1 Holland Drive Park 1.4 Kelly Park 11.3 Krupp Memorial Park (plo Kelly Park) B Lenape Lane Hike & Bike 10.3 Oxbow Park 11.6 Swartley-Winkelman Field 4.3 I Total 51 .a Source: Ducks Counry Park & Rccrcation Plan 198G I Borough officials Transportation and Uti I it ies One hundred four acres, 10 percent of the land area of Chalfont, is occupied by transportation and I utility land uses. The predominant land uses in this category are the SEPTA rail line which extends through the borough and the North Wales Water Authority. This category also includes land used for I municipal streets. I 26 CIialfont Borough Comprehensive Plan Update Draft I Existing f and Use Vacant Land Although 92.7 percent of the borough is occupied by a given land use, almost 76 acres (7.3 percent) remain vacant. The vacant acreage includes parcels in the central portion of the borough west of the post office, a parcel just north of the confluence of the main and north branches of the Neshaminy Creek, and a parcel south of the railroad line and Sunset Avenue. Agriculture Only one parcel, the Moyer tract, is still used for agriculture in the borough. This 2s-acre parcel (2.7 I percent) is located between North Main Street and Sunset Avenue and is used for row crops. Land Use Change The land use in Chalfont has changed significantly since the U.S. Census in 19SO and 1990. The most substantial growth has been in residential land use. This category composed 40.4 percent (4 14 acres) of the borough's land in 1980 and grew to 54.S percent (537 acres) in 1996. Much of the land that was I developed for residential uses was agricultural land, which declined from 26.5 percent in 19SO to 2.7 percent in 1996. Industrial land uses have remained the same while commercial uses have increased from 2.2 to S.1 percent. Several of the other land use categories have increased also, although not as I greatly as residential. Parks and recreation land has increased over time due to acquisition of parkland by Chalfont Borough and the provision of open'space in planned residential developments such as Lindenfield. Commercial land has increased due to the construction of new shopping areas. As a result of this development the amount of vacant land has rapidly diminished in recent years. I Table 12 Land Use Change Percentage I Classifica t'ton 1980 1990 1996 Agricultural 26.5 9.0 2.7 Residential 40.4 40.0 54.8 I Commercial 2.2 5 .o 8.1 I ndu s t r ia I (Min ing & Manufac t ur i ng) 2.5 3.0 2.5 Institutiona I* 3.3 11.0 6.0 Parks and Recreation 7.4 7.0 8.2 Transportation and Utility3 7.2 10.0 10.0 Vacant 10.2 13.0 7.3 Notes: ' These figures do not add up to 100 percent bccausc of rounding. The percentage reflects land occupied but not necessarily used by iflSlitlltiOnJI uses. The decline in illStilUtiOllJI land usc may be attributed in pan to changcs in the land use classifications or othcr rcasons. This category includes nlunicipal strcets. Sourcc: Bucks County PIJlllling Cornmission 1996 land use data, U.s Ccnsus 1980.1990 Chalfont Borough Comprehensive Plan Update Draft 27 Existinn Land Use I Contrast with Nearby Communities I A general comparison of 1990 land use distribution‘ within Chalfont to that of nearby communities highlights the differences between Chalfont and its neighbors. Knowledge of these differences helps provide an understanding of how land uses in adjacent municipalities impact Chalfont in the present I and will do so in the future. Table 13 on the next page shows that Chalfont had concentrations of land uses similar to the boroughs of Doylestown and New Britain, except Chalfont has significantly more I land devoted to agricultural and less land for residential uses. However, Chalfont has less land occupied by commercial and transportation and utility uses than neighboring boroughs. The lesser amount of acreage for transportation and utility uses may be due to the fact that the borough has fewer I acres used for streets. Because of their role as central places the boroughs have more land used for residential, commercial, and governmental and institutional land uses than the adjacent townships. I Table 13 Land Use in Nearby Communities Rural Trans. & Covm‘t & Park/ I Ag Residential Residential ’ Industrial Commercial Utility3 Institut’n12 Recrcat. Vacant Chalfont Borough 9% 40% 3 %o 5 O/O 1 0% 11 O/O 7% 13% New Britain Borough 45 2 G 9 1s 8 7 7 I New Britain Township 1 G 20.5 23 2 1 7 2 15 13 Doylestown Borough 46 1 8 21 13 7 3 Doylestown Township 17 33 16 0.4 3 7 8 G 10 Warrington Township 26 24 16 5 4 7 2 3 13 I Note: Thcce figures do not add up to 100 due to rounding. ’ The Rural Residential classification denotes parcels of 5 acrcs or mow with single-family dwcllings. This catcgory was not used for I Chaliont because there arc only two parcels that niect this paramctcr adboth arc ovcr 25 acres. Onc acrc from cacli has bccn classified as residential. Thc balancc is citlicr residcntial or vacant. 2 Thc percentage reflects land owned but not necessarily uscd by inSlifUliOnJI uscs. 3 This category includes municipal streets. I Source: Bucks County Planning Commission, 1990 and 199G land usc data Summary I The land use description provided above indicates that percentage of land area devoted to residential use in Chalfont has grown significantly in the past ten years. Commercial land use has grown also. The amount of vacant and agricultural land has diminished as it has been converted to other uses. The ! other land use categories have not changed significantly. The distribution of land uses in Chalfont are sinlilar to the two nearby boroughs with the exception of residential land. I The land use analysis indicates that 93 percent of the borough’s land is occupied, which means that Chalfont is approaching the point at which no new development can occur. Pressures to redevelop and I convert existing uses into higher density or different uses will become greater as the amount of vacant land decreases. With this in mind the borough faces several issues in the future that must bc addresscd. The retention of appropriate land uses arid ensuring that development of the remaining vacant land I conforms with the character of the surrounding area will be important. It is also important to ensure that redevelopment and conversion is compatible with existing land use. I ’ Land usc data from 1990 was uscd for thc comparison bccausc 1996 land USC data was not availablc for ncarby cotiiiiiuiiitics. I 2s Chalfonr Borough Comprehensive Plan Update Draft I Non con formities This section discusses nonconforming uses, lots, and structures. It is important to acknowledge nonconformities because they conflict with zoning regulations. The impacts of individual nonconformities are regulated by the zoning ordinance. However, when a pattern or trend of nonconformities occur in an area, it may create impacts that cannot be addressed completely by the zoning ordinance and indicate a more serious conflict with the intent of the community's comprehensive plan. This section discusses patterns or trends which exist in the borough core and I along Butler Pike which affect the development of Chalfont Borough's future land use policies. I Defi n it ions Nonconformities are structures, lots, or uses which were lawful prior to the adoption or amendment of a zoning ordinance but do not comply with the requirements of the current zoning ordinance. I Nonconfornling structures are buildings and other manmade fabrications, such as signs, that do not comply with the dimensional requirements of the zoning ordinance. Nonconforming lots are parcels which do not meet the minimum dimensional requirements of the applicable zoning district. E Nonconfonning uses are activities or operations which involve land or structures that do not comply with use provisions in a given zoning district. c Regulation of Nonconformities Chalfont Borough regulates nonconformities in Section 114-1 1 of the zoning ordinance. Ths section I contains provisions for nonconforming lots that are part of a recorded subdivision. Nonconforniing lots may be used for a permitted use if the size of the lot is not less than 40 percent of the required I minimum lot size and if streets and other improvements have been completed. Article XVI of the zoning ordinance includes provisions for continuation, alteration, restoration, I abandonment, and changes to nonconformities. The provisions permit nonconfonnities to continue indefinitely, but alterations are subject to restrictions. Restoration of nonconforming structures damaged by fire is permitted within one year of damage, but may not exceed the dimensions of the I original structure. If a nonconforming use is abandoned for longer than one year, it can only be reestablished as a conforming use. Any nonconformity that undergoes a change rendering it a conforming structure, lot, or use shall not be permitted to revert back to the nonconformity. I Nonconforming lots are not addressed specifically. I Nonconforming Buildings Many of the older buildings in the borough core were built before the zoning ordinance was adopted. These buildings have similar lot placements and share a common scale and proportion. Because of I these design factors the borough core has a unique identity. However, these buildings havc yard setbacks, or other dimensions which may not meet the requirements of the zoning ordinance. For instance, although the zoning ordinance requires that front yards of at least 30 feet be provided in the I core, a number of the older buildings have front yards of less than 30 feet. Zoning may not allow for new development that would fit within the established context. The zoning ordinance should bc I reviewed to determine if permitted development would fit in with the existing built environment. I I Chalfont Borough Comprehensive Plan Update Draft 29 Non con formities I Nonconforming Lots I Several lots along Butler Pike and North Main Street do not meet either the minimum lot size andor minimum lot width requirements for the applicable zoning district. Conforming land uses on undersized lots cannot be expanded. For instance, businesses occupying nonconforming lots cannot 1 grow and homeowners cannot add an extra bedroom. The only relief from this restriction would be to apply for a variance. a Most of the nonconforming lots are clustered in, or near the intersection of North Main Street and Butler Pikes, in the C-2 and C-3 Commercial zoning districts. The minimum lot size for a commercial I use is 6,000 square feet in the C-2 District and 18,500 square feet in the C-3 District. The minimum lot widths in these districts are 50 and 100 feet for the C-3 and C-3 districts respectively. I Because some of the lots in the borough core zoned C-2 and C-3 do not meet the nininium lot size or lot width requirements, an evaluation of this area to determine appropriate land use policies on which 1 to base zoning regulations, i.e., lot size and other dimensional standards, should be undertaken when the zoning ordinance is revised. d Nonconforming Uses Single-family residential uses zoned C-2 and C-3 exist along the Butler Pike corridor. However, the C-2 zoning for the area permits residential uses only in the form of conversion of existing buildings I into two or more units. The C-3 district permits conversions and tourist or rooming houses. Single- family residential uses are not permitted. The existing uses conflict with zoning which intends for this I area to be used for commercial land uses. This cluster of nonconforming uses warrants further evaluation as part of the creation of the future land use plan and the revision of the zoning ordinance to deterniine the most appropriate land use policies. I Summary This discussion of nonconformities reveals that patterns of nonconformities exist in the borough core 1 and along Butler Pike which warrant further evaluation to determine the most appropriate land use policies. These nonconformities represent a conflict with the borough zoning ordinance and the I comprehensive plan. Patterns of nonconformities will be addressed in the future land use plan and should also be addressed when the zoning ordinance is revised. I I I 1 I 30 Cha lfon t Borough Comprehensive Plan Updare Orafr 1 Transportation The transportation network within a community provides access for the movement of people and goods. Maintaining the efficiency of this network is vital to the proper functioning of a community. It is important to maintain the quality and efficiency of the streets, highways, and railroad in Chalfont to enhance overall accessibility and economic development. One of the key elements of the comprehensive planning process is a transportation program. The focus of a transportation program should be on transportation-related impacts of local land uses, and a long- range traffic improvement strategy. This may be accomplished by periodically monitoring and evaluating the conditions of the borough's road system. Information collected through traffic counts, street maintenance, and accident reports are important resources for determining future street improvement projects. Statistically, growth in car ownership in the United States has reached a point where there is one car for every two persons.' Thus the focus of transportation planning for much of the last several decades has been on facilitating automobile movement. The ease of movement afforded by the auto has led us to separate land uses. For instance, shopping and employment areas are separated from each other, and from residential areas. Cars have become necessary to get from one to the other. This reliance on the personal automobile also exacerbates the problems of safety and air pollution from emissions. Automobile emissions are the leading source of air pollution in many cities. Levels of carbon monoxide, ozone, and particulate matter in the Philadelphia region exceed acceptable levels and must be lowered to comply with the Clean Air Act Amendments of 1990. This region has been declared an ozone nonattainment area and efforts to reduce auto emissions, such as requiring that gasoline be oxygenated, must be undertaken. Traffic safety is a great concern to motorists, pedestrians, and bicyclists. As more and more vehicles congest the roads, the potential for loss of life, injury, and property damage increases. Pennsylvania Department of Transportation traffic studies indicate that traffic congestion in some areas of Chalfont is a problem. This congestion occurs at major intersections along Butler Pike in the borough during peak hours.2 It is caused by traffic generated within the borough and pass-through trips with origins and destinations outside the borough. It is anticipated that pass-through traffic will increase in the future due to growth around Chalfont in New Britain and Doylestown townships and beyond. Consequently this pass-through traffic must be considered when developing a long-range traffic improvement strategy for the borough. Transportation Section of a Municipal Comprehensive Plan There are no simple solutions to the problems caused by the movement of people and goods. However, for a community to successfully plan for its future, various impacts and needs must be studied that involve transportation modes other than the automobile, including but not limited to, mass transit (bus and rail), truck, bicycle, and pedestrian travel. Moreover, in the Commonwealth of ' Annc Verdcz Moudon, Streets for Public Use, 199 I. Peak hours arc the periods of rhc day in which traffic measured at a given point is highcst. Thc traffic along Butlcr Pikc in Chalfont peaks in thc morning and in thc cvcning. Chalfont Borough Comprehensive Plan Update Draft 31 Transportation Pennsylvania, the Municipalities Planning Code (Section 30 l(3)) mandates that a transportation plan be incorporated into every municipal comprehensive plan. The transportation plan that is part of a comprehensive plan should define the problems and issues, provide objectives and policies, and provide implementation measures. Federal Road Classification System The Federal Functional Classification System provides a standardized classification system that is appropriate for municipal planning purposes. This system classifies roads according to their intended function. The network of highways and roadways is functionally differentiated through the Federal Classification System. This system is used as a standard throughout the United States. The following categories, not all of which exist in Chalfont Borough, identify the purpose that a road serves: interstate highway, freeway, and urban collector or rural major collector expressway and other principal arterial minor collector minor arterial local street Another aspect of functional classification is availability of federal funds and cost sharing dispensed by the state for certain road classifications. Butler Pike (U.S. Route 202) is eligible for federal fundins as it is a U.S. highway. State roads such as Limekiln Pike (S.R.152) are funded by the state. Local streets are not eligible for federal funding but funds are generated by local taxes and Liquid Fuels tax reimbursements from the state. The above categories are further defined in Table 14 below. Table 14 Urbanized Area Functional Classification Characteristics System Characteristics Interstate Highways, 1. Provides service for major through movements and for long trips that bypass urban areas. Freeways, 2. Serves long distance intracity travel. Expressways, 3. Most facilities have fully or partially controlled access. .7 and other 4. Provides continuity for all rural arterials that intercept the urban boundary. Principal Arterials 5. Widely spaced from other principal arterials. 6. Usually accounts for high volumes. Minor Arterials 1. Interconnects with and augments urban principal arterials. 2. Provides service to moderate length trips, although with lower level of mobility than principal arterials. 3. Ideally, should not penetrate identifiable neighborhoods. 4. Ideally, should be spaced no more than 1 mile from other minor arterials in urbanized areas. 5. Places more emphasis on land access than principal arterials. 6. Connects to rural major collectors at urban boundary. Collectors 1. Length is generally shorter than arterials but longer than local streets. 2. May penetrate identifiable neighborhoods. 3. Collects traffic from local streets and channels it to arterial systems. 4. Provides service for both land access and for local traffic movement within neighborhoods, commercial areas, and industrial areas. Local Streets 1. Comprises all facilities not on higher systems. 2. Provides access directly to land uses and access to higher order systems. 3. Offers minimum througlr service. Source: American Association of State Highway and Transporiation Officials. A Poky on Design of Urban Highways and ArierLil Sfrecis, AASHTO Washington, D.C. p. 1 10. 1 32 Chalfont Borough Comprehensive Plan Update Draft Transportation Municipal Road Classification List The road classification list for Chalfont is as follows: Principal Arterial Butler Pike (U.S. 202) Minor Arterial Limekiln Pikernorth Main Street (S.R. 0152 ) Bristol Road (S.R. 2025 ) Collector Park Avenue (S.R. 1006) Sunset Avenue (S.R. 1006) Moyer Road Local All other roads in the borough Analysis of the Borough Circulation System The major problems with the boroughs circulation system are: 1) arterials which are at or above capacity due to large volumes of traffic which passes through the borough and 2) the lack of straisht and continuous state roads. Traffic generated in the borough and through traffic is funneled onto the borough’s arterial roads, primarily Butler Pike and Limekiln Pikemain Street. Butler Pike (Route 202) is a major st-west route for traffic passing through Bucks County. Recent traffic studies for U.S. Route 202 Y? Have produced traffic counts that indicate the roadway is generally -k at capacity. Traffic counts indicate &vel of service which is based on operational conditions within a traffic stream and the perceptions by motorists in ternis of travel time, traffic interruptions, comfort and convenience. Levels of service A, B, and C represent conditions below roadway capacity. Levels of service D and E represent conditions near or at capacity. Level of service F is over capacity. Recent traffic studies of Route 202 indicate a level of service E for the intersections with Limekiln Pike and Main Street in the evening peak period. The morning peak hour traffic levels for these intersections are B and D respectively. At the point between the intersections, or midblock, the levels of service are level E. The Route 202 intersection with Main Street has reached capacity and traffic has attained undesirable operating conditions for morning and evening peak hours. This situation has also been found at Limekiln Pike and Route 202 in the evening peak hour. These conditions necessitate significant improvements to the roadway. However, Butler Pike cannot be widened sufficiently to carry existing and future traffic. PennDOT has proposed a new alignment of Route 202 which is described below. Although Route 202 can not be altered significantly, limited improvements can be made to ease traffic movement. Coordination of traffic signals at Limekiln Pike and Main Street can hasten traffic arid lessen waits at the signal. The curb radii arc also short at a numbcr of intersections. This requires that ~~ ~ ’ U.S. Routc 202-Scction 700 Draft Environmental Impact Statcnicnt (August 1996) PcnnDOT Challonr Borough Comprehensive Plan Update Orah 33 Transpo rta tion vehicles move slowly to negotiate the turns. Tractor trailers must negotiate these intersections carefully and often disrupt traffic in the process. State Route 152 (Limekiln Pikernorth Main Street) and S.R. 1006 (Park and Sunset avenues) are major roads providing a route through the borough, but they are not continuous. Each has a break in continuity, or traverse, that necessitates travel on another road. Traffic on Sunset Avenue traveling east must traverse a short portion of North Main Street to continue onto Park Avenue. Traffic traveling south on North Main Street must traverse Butler Pike to continue south on Limekiln Pike. These breaks interrupt the flow of traffic and create congestion at the intersections. They are caused by the north and west branches of the Neshaminy Creek and the railroad which constrain road construction. A minor arterial that serves the borough, Bristol Road, extends north from the southern end of Bucks County but ends at Butler Pike. This terminus generates traffic on Butler Pike that is either entering or exiting from Bristol Road thereby adding to existing high volumes of traffic. PennDOT completed a study in 1974 of the Bristol Road Extension to determine the feasibility of improving access to sites north of Route 202 such as Peace Valley Park. This project proposed to extend Bristol Road north to Park Avenue across the SEPTA rail line and Pine Run Creek. At the time the study was completed the traffic counts did not warrant the improvement. However, now with the existing volumes and levels of service on North Main Street, Limekiln Pike and Butler Pike, the extension may be more viable. This extension would divert traffic generated from or having a destination north and east of Chalfont from North Main Street and lower volumes on Butler Pike. Twelve Year Transportation Program The Pennsylvania Department of Transportation (PennDOT) compiles projects for local transportation improvements in its Twelve Year Transportation Improvement Program for Highways and Bridges. The Twelve Year Plan is made up of three four-year elements. The first four-year element is the de facto capital improvements plan for PennDOT which will be funded. The second and third elements are lists of projects with lower priorities which cannot be funded at the given time. The Transportation Improvement Program (TIP) is a four-year plan for improvements to the road and bridge network in the Philadelphia five county metropolitan area. Only those projects listed in the TIP have committed funding for improvements. To determine which improvements are most urgent and should be placed on the TIP, PennDOT receives input from the Bucks County Planning Commission regarding critical transportation deficiencies of municipalities. Further evaluation of the county’s list is made by the Delaware Valley Regional Planning Commission. Priorities are then forwarded to PennDOT to be approved by the State Transportation Commission. These projects become part of the statewide Twelve Year Plan. The transportation improvement lists are updated by PennDOT every two years. There are no TIP projects proposed for Chalfont Borough at the present time. However, a proposal Lo replace the Route 202 Bridge over the west branch of the Neshaniiny Creek is on the third four-year plan of the Twelve Year Plan. 34 Chalfont Borough Comprehensive Plan Update Draft I Transportation 5 Route 202 Bypass The most significant transportation project to affect the borough will not be in the borough itseif. The US 202 Section 700 improvement project calls for a new alignment between Montgomeryville and I Doylestown and is projected to relieve some of the traffic congestion caused by traffic that passes through the borough along Butler Pike. The proposal has been approved by PennDOT and now is being considered for funding by the Federal Highway Administration. The environmental impact statement for the project contains a traffic study which indicates that if the expressway is not constructed, traffic on Butler Pike between Main Street and Limekiln Pike and iMain Street between Butler Pike and Sunset Avenue will rise 30 and 45 percent respectively by 2018. A new expressway will reduce the traffic on Butler Pike by 12 percent below existing levels and limit increases on Main Street to only 24 percent over existing levels by 2018. The proposed expressway would clearly reduce congestion along Butler Pike and Main Street but traffic on Main Street would continue to grow albeit at a slower rate. Public Transportation The Southeastern Pennsylvania Transportation Authority (SEPTA) maintains daily scheduled train service on the R-5 Lansdale-Doylestown regional rail line that runs through the borough. The line passes through Chalfont on its route southward from Doylestown to Philadelphia and then on westward to Paoli. The borough has demonstrated a commitment to rail operations by recently purchasing the train station building. A 1991 ridership study indicated that almost 200 people use the train at the Chalfont train station on a daily basis during the week. Closure of other nearby stations due low ridership, such as New Britain, has been discussed. Parking is an issue at the Chalfont station lot because it has only 50 spaces and there is no room to expand. The borough roadmaster stated that illegal parking takes place along Sunset Avenue because of insufficient parking in the lot.' If a nearby station is closed, parking need and ridership will likely increase in Chalfont and exacerbate existing problems. To promote rail use the borough could provide extra parlung near the train. Other forms of public transportation include Bucks County Transport, Inc., a private, nonprofit transportation agency, which provides on-demand services to those over 65 years of age or those on medical assistance. The Doylestown Cab Company provides taxi service to the central Bucks area. I Park & Ride Lots Park & ride lots are off-street parking areas where drivers may park one vehicle to transfer to another vehicle for ridesharing. Such facilities are practical alternatives to help combat congestion on the roads. Park & ride lots serve van pools, car pools, or public transit vehicles. For most users, employment centers are the usual destination. There are no park & ride lots currently located in Chalfont or nearby. If any of the nearby train stations are closed, a park & ride facility should be considered at or near the Chalfont train station to ' Telephone interview with Mike Bishop, Chalfont Borough Roadmastcr, February 5, 1997. Chalfonr Borough Comprehensive Plan Update Draft 35 Transporfation accommodate the parking needs of those who will be using the train and carpooling. Those commuting to common distant work sites can be served by park & ride facilities. Such facilities are eligible ior funding under certain programs of the Intermodal Surface Transportation Efficiency Act of 1991. Legislation and Incentives Among the requirements of the Federal Clean Air Act Amendments of 1990 is that in severe or extreme nonattainment areas employers with more than 100 employees shall reduce the number of employee vehicle trips entering their establishments through employee trip reduction programs (ETRP). Viable programs include ridesharing, employer sponsored van pools, and employer sponsored transit subsidies. Although enforcement of the ETRP has been suspended, the program still has merit. Some of the peak hour road congestion now affecting Chalfont would be reduced slightly by the implementation of such programs. The Intermodal Surface Transportation Efficiency Act of 1991 (ISTEA) provided new funding for enhancements to transportation systems. Congress is sponsoring hearings about the reauthorization of ISTEA, referred to as “NEXTEA.” Many municipalities are researching what funds are available through NEXTEA for their transportation planning projects. Projects such as bike paths and pedestrian path improvements are eligible for funding under this program. Transportation management associations are organized groups of employers who provide education and ideas, do surveys and plans to provide effective alternatives for their employees’ commutes to work and home to reduce rush hour traffic. Flextime, carpooling, vanpooling, public transportation subsidies, and shuttle buses to transit facilities are examples of programs that employers in transportation management associations are implementing. The creation of these groups is tied very closely to adherence to legislative regulations and the receipt of benefits from various governmental programs. These laws and programs facilitate efforts that Chalfont needs to undertake to find solutions to some of its transportation deficiencies and improve its quality of life. The incentives inherent in these programs and laws make it easier for the borough to participate. The borough may sponsor programs itself or coordinate efforts with other municipalities or private groups. Access Management The efficiency of a roadway is diminished when vehicles gain access from points which are too close together, or are uncoordinated with each other or the general flow of traffic. Roadways function best when access is managed. Among access management methods include reduction of the number of driveways to minimize conflicts with through traffic, combining access points, and aligning intersections. Most roads are both through-travel routes and a means of local access. This is particularly true for Chalfont with two high-volume state routes that serve through traffic while also providing access to businesses and local destinations. Butler Pike and North Main Street carry large volumes of commuter, residential, commercial and service vehicle traffic. Traffic congestion is evident along these streets. As 36 Chalfont Borough Comprehensive Plan Updare Draft Transportation a result, the development and implementation of access management programs would be an irmortant strategy for the borough officials to consider as a means to improve the efficiency of these roads. The benefits of this technique are limited along Butler Pike and in the borough core because of the number of existing access points. Access to state roads, which is granted by a PennDOT highway occupancy permit, can not be taken away. However incentives such as a reduction in the number of required parking spaces could be offered to have landowners combine access driveways and share parking. Access points in new development along North Main Street and Sunset Avenue can be managed during the subdivision and land development approval process and coordinate with PennDOT. Pedestr ian/B icycle Systems As the mandates of the Federal Clean Air Act are carried out, provisions for pedestrian and bicycle access in the suburbs will become increasingly important for future community planning. In keeping with trends over the past decade, federal funding for new highways and roads will most likely diminish. ISTEA provides a different focus for transportation planning. Emphasis now is given to alternatives to dependence on motor vehicles, and less attention given to new highways and roads. Currently in Chalfont, sidewalks are in place along portions of the main streets. Moreover, the subdivision and land development ordinance requires sidewalks to be built for all new residential development. Therefore, there is a firm foundation on which to expand the pedestrian system into 1. neighborhoods which do not have them and to destinations such as the borough parks. Fortunately, the presence of stream corridors linking various portions of the borough is conducive to the establishment of a viable system of pedestrianhicycle corridors. These corridors could link residential neighborhoods to the borough core and outlying activity centers. The borough is also small enough that its core and outlying neighborhoods are within reasonable walking or bicycling distance from any given point. At present, it seems that apart from leisure functions in the parks and in neighborhoods, the greatest amount of pedestrian activity occurs in the borough core and the train station. People generally do not walk to other destinations in or outside of the borough. Summary Chalfont contains a network of local streets and arterial and collector roads, as well as a commuter rail line. Currently, the borough experiences traffic congestion and high volumes of traffic at main intersections, particularly during rush hours. The problem is compounded by the lack of sufficient collector roads. The majority of traffic isn’t generated from within the borough itself, but from the outlying communities which have grown in the past decades. The Clean Air Act and ISTEA have significantly altered the scope of transportation planning. The legislation promotes alternatives to the private automobile rather than viewing it as the major means of travel. Because of this legislation and that the borough is nearly developed, it is very unlikely that significant new state roads will be added in Chalfont. Construction of a new highway south of Chalfont, to divert through-traffic, has garnered support from PennDOT and may be constructed in the Chalfont Borough Comprehensive Plan Update Draft 37 Transportation near future. Therefore, it is important for the borough to deal with congestion by maintaining and enhancing the efficiency of existing roads, supporting development of new collectors such as Cie Bristol Road Extension and promoting alternative means of travel such as commuter rail and pedestrian and bicycle. Recognizing congestion reduction and promotion of alternative means of travel as concerns, Chalfont should look toward the future by developing a program that promotes the maintenance and improvement of the existing network. Policies should also be directed to extending Bristol Road and supporting Route 202 expressway initiatives. Additional policies should encourage employee trip reduction programs, transportation management associations, promote walking and bicycling, and advocate mass transit by providing park & ride facilities near the train station. 38 Chalfont Borough Comprehensive Plan Update Draft Com m un it y Fa cili t ies Community facilities and services include utilities, schools, parks and recreation, hospitais, fire protection, police, and emergency services which serve the public and are owned either publicly or privately. Community facilities and services are necessary for the public health, safety and welfare, and help provide for the quality of life expected in Chalfont Borough. Planning for these facilities and services should be interrelated and consistent with land use planning in the comprehensive plan. The Pennsylvania Municipalities Planning Code requires that municipal comprehensive plans include a plan for community facilities and utilities. This update of the Chalfont Borough Comprehensive Plan surveys the general adequacy of the community facilities and services which serve the borough. Where appropriate these services and facilities are analyzed to determine adequacy. Most of the facilities and services are analyzed with an objective standard. However, because of the nature of the service, police services must be judged in a more qualitative manner by the borough council. The update also assists in the coordination, development, and maintenance of these facilities and services by providing an analysis of all facilities and services in a single document. However, if the borough or other organization intends to expand or extend a facility or service it is recommended that a comprehensive study of the facility or service be conducted. This chapter presents only a cursory analysis. The following sections of the plan deal with the facilities and services provided by or for the borough: Public Services and Facilities Public Utilities Borough administration Solid waste management Public works Wastewater Police services Water supply Fire protection services S tormwater management Emergency medical services Health care facilities Library facilities Educational facilities Parks and recreation Chalfont Borough is almost fully developed. The present facilities and services which serve the borough are generally adequate; management issues, such as staffing, funding, and maintenance are the primary concern. For areas where facilities and services may need to be expanded or extended to serve future growth, this chapter examines projected needs. Public Services and Facilities Borough Adm inist ra tion The borough’s administration building is located at 40 North Main Street in the center of the borough. The borough hall houses the offices of the borough manager and the police department. The building was constructed in 1920 as the Chalfont National Bank and was converted into the borough hall in Chalfont Borough Comprehensive Plan Update Draft 39 Community Facilities 1984. The basement houses the police department; the borough offices are on the first and second floor. The present building will be expanded to meet the borough’s present needs. Plans are being finalized for a 2,061 square foot expansion which will allow for additional space for files and offices. Because Chalfont’s growth is slowing and only limited future growth is anticipated, there may not be need for significant expansion of administrative services or buildings beyond what is already proposed. Although Chalfont will not grow significantly in the future, administrative needs may change and more space may be needed. Public Works The Public Works Department is responsible for maintaining the borough’s streets, stormwater facilities, parks, and open space areas. The borough contains 26 miles of roadways which are maintained either by the state or borough. Butler and Limekiln Pikes, Bristol Road and Sunset and Park avenues are state routes which are owned and maintained by the Pennsylvania Department of Transportation. The balance of the streets in Chalfont are owned and maintained by the borough. The borough roadmaster administers the road maintenance program. Presently, the borough is engaged in a paving program which results in paving two or three streets per year. In addition to paving, the borough road maintenance responsibilities include maintaining traffic signals and borough road signs, as well as performing snow and ice removal. The Public Works Department is also responsible for maintaining stormwater facilities and parks. The stormwater facilities in the Chalfont Borough consist of storm sewers which must be kept free of obstructions. The parks and open space areas require ongoing maintenance. Police Services The Chalfont Police Department serves the borough. The department is staffed by six full-time officers. They are assisted by one part time clerical worker and are equipped with one unmarked car and three cruisers. The police department provides 24-hour protection to borough residents. Training is essential to maintenance of a professional department responsive to new forms of crime and the needs of the community. The police officers serving the borough have exceeded the state mandated requirements for training in firearms, first aid, and CPR. The officers also receive ongoing instruction in other areas related to professional development. The department participates in training activities at the Bucks County Police Training Center. This participation aids in enhancing coordination between other nearby departments. Several officers attend regular meetings with supervisors and detectives from nearby municipalities to discuss local crime which further enhances coordination efforts. 40 Chalfont Borough Comprehensive Plan Update Draft Community Facilities Fire Protection Services The Chalfont Fire Company responds to fire calls in the borough and is located at 101 Nonh iMain Street. The all-volunteer company is aided by other nearby companies on multiple alarm cdls and likewise assists other companies when necessary. The company’s equipment consists of three pumpers, a ladder truck, tanker truck, and a special service unit. A laddedpumper truck will be purchased in the near future to replace a pumper. The staff consists of 35 volunteer firefighters, a chief, deputy chief, and four assistant chiefs. The fire company’s central location in the borough places it in good stead to meet the Insurance Service Office (ISO) standards for fire protection. This national insurance industry service group recommends that suburban areas be within a 2.5-mile radius of a fire station with a first response engine. The entire borough falls within a 2.5-mile radius of the fire station. The borough’s fire protection facilities are adequate; however, two operating issues must be addressed to ensure adequate fire protection: funding and staffing. The company is supported by a 3 mil fire tm from Chalfont and New Britain boroughs and New Britain Township, as well as fundraising projects. Funding for equipment comes from an equipment replacement fund that is contributed to each month, as well as loans from the Pennsylvania Emergency Management Agency. Finances at this point in time are not problematic. However, for the long term, funding efforts must be increased to keep ahead of rising costs. The company is staffed completely by volunteers. Staffing shortages are becoming troublesome for volunteer fire companies. Attrition of existing staff and fewer new volunteers willing to undergo extensive training and assume fundraising responsibilities leave the company with fewer qualified people. A full-time 24-hour paid staff is difficult to fund. According to Chief William Clements, staffin3 problems are not serious at the present time, but a full time paid staff to supplement the volunteer staff will be necessary in the future. Emergency Medical Services The Chalfont Fire Company Ambulance Corps provides emergency medical services to residents of Chalfont Borough 24 hours a day. The squad is based at the Fire Company Building at 101 Nokh Main Street. The squad is obligated under state law to transport a patient to the nearest hospital, unless a waiver is signed. Trauma cases, however, must be taken to the closest trauma center at Abington Hospital or the Lehigh Valley Hospital Center near Allentown. Trauma cases are transported by Medevac helicopter or ambulance, whichever is most expeditious. The ambulance corps is equipped to provide Basic and Advanced Life Support. Basic Life Support involves basic first aid and transport. Advanced Life Support services are provided for calls involving cardiac arrest and trauma. A paramedic, trained and experienced in handling these types of cases responds to these calls with advanced life support equipment. Adequacy of this service is evaluated by Chalfont Borough Comprehensive Plan Update Draft 41 Community facilities response time because the time interval between the initial call and arrival of service can make he difference between life and death. The benchmark response time is eight minutes or less because it ensures the highest level of survival for the patient. When the 8-minute response time is converted to a distance traveled standard, the distance traveled by an emergency vehicle is four miles (8 minutes x 30 miles per hour = 4 miles). Because the ambulance corps is located in the center of the borough, all of Chalfont falls within a 2.5 mile radius of the station. Consequently, the borough appears to be adequately served by both Basic and Advanced Life Support service. To ensure adequacy of service in the future, two operating issues must be addressed by the squad and the municipalities: staffing and funding. The ambulance corps has full time paramedics on duty 12 hours per day during the week. Volunteers with supplemental paid staff answer calls after midnight. Volunteers answer calls in the evening and 24 hours per day on weekends. Staffing is becoming troublesome for the volunteer ambulance corps. Attrition of existing staff and fewer new volunteers willing to undergo extensive required training leaves fewer qualified people. A full-time 24-hour paid staff is difficult to fund. Recently the state mandated training has increased, which not only taxes the time resources of volunteers, but also costs more for the corps. An efficient emergency medical service squad is expensive and costs continue to rise. Funding to operate the corps comes from billings, an annual drive for subscribers called the “ambulance plan” and fire company money. The ambulance corps is also eligible to receive revenue from a, three-mil emergency medical services tax from local municipalities. This tax revenue is not currently needed according to Ambulance Chief Mark DeCorrevont. However, the expenses for training and increased numbers of paid staff add up and will have to be faced in the future. Health Care Facilities Hospitals serve the immediate health care needs of a community by providing inpatient and outpatient medical and health care services. Long-term care facilities serve elderly patients who can no longer function independently or who have a condition requiring skilled nursing care. Three general hospitals and numerous long-term care facilities serve the health care needs of the residents of Chalfont Borough. Doylestown Hospital, east of Chalfont is the closest facility. North Penn Hospital in nearby Lansdale Borough and Grandview in West Rockhill Township are within 5 miles of Chalfont. Long-term health care for the elderly js available at Victoria Manor in the borough and nearby facilities such as Pine Run Health Center in New Britain Township and Neshaminy Manor in Doylestown Township. The Bucks County Community Facilities Plan: Health Care (1991) provides an analysis of hospitals and long-term care facilities in Bucks County. Projections of hospital and long-term care bed needs to the year 2000 for county were made and recommendations to ensure sufficient access to health care are provided. The plan indicates that if the present supply of medicaVsurgical beds remains constant, a 42 Chalfont Borough Comprehensive Plan Update Draft Communitv Facilities surplus of beds may exist by the year 2000. This trend may be attributed to increases in technology, more alternatives, and more cost-efficient methods of treatment. However, there may be a deficit in the number of beds available in long-term health care facilities for the year 2000. The deficit in long-term care facilities is anticipated because of an increase in the number of persons aged 65 and older. The aging of the baby boom generation will also be a major factor in the need for long-term heairh care beyond the year 2000. This group, born between 1946 and 1964, will start to turn 65 in 201 1. Although an increase in the elderly population is projected, the need for long-term care may be addressed through less costly and more appropriate alternative care methods to meet the medical and personal needs of many members of this population. These alternatives include adult day care, personal care facilities, continuing life care facilities, and in-home services. Library Facilities The Bucks County Library Center (Center County), located in Doylestown Borough, is the closest branch of the Bucks County Free Library System. In addition to borrowing books, borough residents can participate in educational programs offered at the library. The library receives funding from the county and individual gifts. The Pennsylvania Department of Education Bureau of the State Library utilizes a standard of 1.5 currently useful items per person to determine the adequacy of a library’s collection. The Bucks County Library Center, serving the central Bucks area with an estimated population of 89,915 people in 1996, has 157,458 items (Dec. 1996). Thus the area’s ratio of books per person, 1.7, is slightly more than the recommended standard. This is due primarily to the fact that the library is the central library for the entire county system. The County Library Center serves as a repository for materials which are available to all other county libraries. Educational Faci I hies Schools have several important community functions. They serve not only as places for academic instruction but also provide opportunities for social and physical development. School facilities serving Chalfont Borough provide indoor and outdoor recreation facilities, classroom space, and auditoriums which are available for use by borough residents after school hours. Providing school facilities is a dynamic process due to the fluctuating growth and decline of student populations. New requirements for handicapped accessibility and year round school options also affect school facilities. As needs change, facilities may be expanded, rehabilitated, closed, or sold. Because of the important role schools play, the community must be aware of these facilities and the factors affecting them. The schools serving Chalfont Borough are part of the Central Bucks School District which also service New Britain and Doylestown boroughs and Buckingham, Doylestown, New Britain, Warrington, and Warwick townships. One elementary school, a junior high school, and a high school serve Chalfont Borough. These schools, their enrollments, and capacities are shown in Table 15 on the next page. Chalfont Borough Comprehensive Plan Update Draft 43 I ...... - This review of the borough’s parks shows that while it is well supplied with miniparks, neighborhood parks and a school-park, a community park may be needed. Two of the miniparks, Krupp Memorial and Bridgeview are in unique locations and provide for passive recreation such as gazebos and paths. Holland Drive minipark has no facilities. Of the six neighborhood parks only two parks have substantial facilities for active recreation, Swartley-Winkelman and Chestnut Street. Those parks have ballfields. Oxbow, Lenape Lane and Blue Jay have trails and benches but no ballfields. I The majority of facilities and activities in the borough parks provide for passive recreation opportunities for youth and adults. There may be a need to provide more active recreation facilities for - children and youth. However not all recreation should be oriented toward the younger citizens of the borough. Passive recreational opportunities for all ages can be expanded by providing natural areas and trails along the Neshaminy Creek. The elderly can be accommodated by facilities such as shuffleboard courts, chess tables, and horseshoe pits. Park facilities and needs for all population groups should be surveyed by the borough park and recreation committee. The borough’s population is projected to grow slightly in the future, but its age structure will change. The number of persons over 40 years of age will increase. The aging of the population will lead to a change in recreation needs. Although the borough may have enough parkland in the future, some of the facilities within the existing parks are oriented to a younger population and therefore may be inadequate for a population which is getting older. Even if the amount of parkland is sufficient, recreational needs of older residents cannot be met by facilities oriented towards more active recreation. Passive and active recreation facilities that serve the needs of older residents will be required. The needs of the present and future population can be met with existing parks to a great extent, but new parkland and funding may be needed. Some of the new parks andor funding may be obtained from the Bucks County Open Space Program. Utility Services and Facilities Solid Waste Management Chalfont Borough is facing solid waste management challenges that are similar to those of many communities across the United States. Population growth, a rise in consumerism, and the popularity of packaging has lead to more toxic and less biodegradable material making its way to local landfills. The need to protect our environment and human health has resulted in costly and time consuming efforts to collect, recycle, and dispose of these waste products. Municipalities are generally responsible for ensuring proper and adequate storage, collection, and transportation of municipal waste and for implementing recycling programs. The Pennsylvania Municipal Waste Planning, Recycling and Waste Reduction Act of 1988 (Act 101) empowers counties and municipalities to adopt resolutions, ordinances, regulations, and standards to carry out the required responsibilities. ~~ 46 Chalfont Borough Comprehensive Plan Update Draft . Community Facilities Chalfont Borough has enacted waste management ordinances and resolutions which regulate haulers and designate plan-approved processing and disposal facilities, and according to the Pennsylvania Department of Environmental Resources are in conformance with the requirements of the Bucks County Municipal Waste Management Plan. The Waste Documentation Program involves measuring the amount of waste generated and tracking it from its origin to the disposal site and reporting the waste flow information to the county and the Pennsylvania Department of Environmental Resources. The borough has complied fully with this program that started in 1994. Trash Collection As of January 1, 1997, J.P. Mascaro of Harleysville began collection of trash under a one-year contract. The trash is landfilled at the Keystone Landfill near Scranton. The trash hauler collects trash as well as recyclable material at the curb. Leaves are collected twice a year in the fall. Recycling Act 101 requires municipalities with populations between 5,000 and 10,000 and a density of 300 or more persons per square mile to develop a curbside recycling program. The borough has a population density greater than 300 persons per square mile; however, its population is under 5,000. Chalfont presently does not meet these parameters and is not required to develop a curbside recycling program. However, the borough has a curbside recycling program which includes collection of newspaper, clear and colored glass, aluminum, magazines, plastic, and steel and tin cans. The success of the recycling program can be measured in part by the amount of material collected. In 1996, 304 tons of recyclable material, or 159 pounds per person, was collected in the borough. In 1996, 2,425 tons of municipal waste was collected in the borough. The recycled material represents 12.5 percent of the total waste stream collected in the borough. This is a low rate compared with the average for Bucks County which is 18 percent. Except for being able to drop off Christmas trees at the borough yard after the holidays, Chalfont Borough does not at this time have any other program that addresses yard waste, such as leaves ind grass clippings. Estimates indicate that this type of waste amounts to an average of 18 percent of the total waste stream. The incorporation of a yard waste program in the borough could affect a significant reduction in waste production and related trash collection costs. This waste could be collected at a central drop-off site where it could be processed which would save collection and landfilling costs. Because Chalfont has no mandatory collection of recyclables and yard waste, much of this material is collected and landfilled. Mandatory collections of recyclables and yard waste will reduce the waste stream and maintain or lower the cost of collection and landfilling. Wastewater Treatment All of Chalfont Borough is served by public wastewater facilities. Sewage generated in the borough is collected by the Chalfont New Britain Township Joint Sewage Treatment Authority collection system and treated at the plant on Upper State Road in New Britain Township. Chalfont Borough Comprehensive Plan Update Draft Community Facilities Although wastewater facilities in Chalfont Borough are adequate for the population served, several issues must be addressed to ensure adequacy into the future. Water conservation and inflow and infiltration are factors affecting public wastewater facilities. Water Conservation Water conservation is an important issue in wastewater facilities planning because most water used in a household or business becomes sewage, which must be treated. Any water not used presents a savings in treatment costs. Encouraging the use of water conservation devices such as low flow toilets, faucet aerators, and providing educational information goes a long way in the effort to reduce water usage and the related wastewater treatment costs. Because the borough relies entirely on groundwater as a source, the issue of water conservation is particularly important because the groundwater used is not returned to recharge the aquifer, but rather exits the borough through sewer lines. Thus, conservation of water not only saves money spent on treatment, but also helps to preserve essential groundwater resources. inflow and Infiltration As a sewerage system ages, groundwater infiltrates the lines through cracks and seams. During storms, runoff enters the system through manholes and basement drains. All flows in a sewer line are treated at the treatment plant; therefore, this extra flow which does not necessarily need to be treated is processed, resulting in unnecessary costs for borough residents. Consequently, in order to reduce treatment costs, reducing infiltration and inflow should be done on a continuing basis. This effort not only reduces costs, but has the added benefit of providing additional capacity in the collection system for new development. Water Supply All residences and businesses in Chalfont Borough are served by public water facilities. The Chalfont Borough Water Department provides water to 2,115 customers including all borough residents and those in portions of New Britain Borough and Township. All of the water is pumped from the borough’s five wells. Two of the wells are located in the borough: one on Hellberg Avenue and another on Blue Jay Road. Two are in New Britain Borough along Butler Avenue and at Stephen Place and one is along Park Avenue in New Britain Township. The water is stored in tanks at 500 North Main Street and at Dorset Way in New Britain Township. In emergencies the borough can utilize water from the North Wales Water Authority. The NWWA Forest Park treatment plant was connected to the borough system when the plant was built. This plant treats surface water originating at the Delaware River. Groundwater resources are the only source of water for the borough. Chalfont is underlain by three different geologic formations which bear potable water, Brunswick, Lockatong, and Stockton. The Brunswick formation located south of Butler Pike yields 50 to 200 gallons per minute. The Lockatong formation underlies the borough center and in the northernmost portion of the borough yields 20 to 48 Chalfont Borough Comprehensive Plan Update Draft Cornmunit y Facilities 100 GPM. A band of the Stockton formation which lies just north of the borough center yields 70 to 300 GPM. The quality of the borough’s groundwater is very good. The borough’s water supply is sufficient for its needs and projected growth. However, two issues should be considered to maintain a quality supply of water: water resource protection and wellhead protection. Water Resource Protection Protection of water resources involves management of the demand and supply for water. The use of water conservation devices, changes in water use habits, and changes in individual water consumption processes will extend the life of existing water supplies and alleviate the need for the development of new sources. The management of water supply in Chalfont involves groundwater protection. Groundwater resources must be protected from contamination to ensure their quality and adequacy for the future and to enhance economic development. Another very important reason to prevent groundwater contamination is that once it is contaminated, it is very difficult and costly to clean up. New sources of supply may also have to be found. One of the most direct influences that Chalfont has over regulating activities that affect groundwater is the authority to regulate land use. A method to prevent water quality contamination involving the careful management of certain types of land use activities in and around public water supply wells is known as wellhead protection. Wellhead Protection The Federal Safe Drinlung Water Act Amendments of 1956 required the establishment of state Wellhead Protection Programs to protect public groundwater supplies. The goal of the legislation is to make sure that public water supply wells are not contaminated due to certain land use activities. Some municipalities in Pennsylvania have taken the initiative to protect their water supplies by developing wellhead protection programs, which protect limited geographic areas around wells and well fields that provide public water supplies. Because Chalfont Borough relies on groundwater for all of its needs, proper planning and water resource management, including groundwater pollution prevention, is critical to ensure the quality and quantity of future water supplies. The Bucks County Planning Commission recently finished the Bucks County Water Supply Plan culcl Wellhead Protection Study. The plan identifies water supply problems and provides guidance to municipalities and public water purveyors regarding short- and long-term courses of action to ensure adequate quantity and quality of the county’s water supply. One important element of the plan is a model wellhead protection program recommended for adoption by municipalities. This program starts with an assessment of the land uses, zoning, soils, geology and topography surrounding each municipal groundwater source. Next, wellhead contamination sources must be identified, and Chalfont Borough Comprehensive Plan Update Draft 49 Communitv Facilities management tools must be identified and applied. A plan for the future addressing quality and quantity needs as well as a contingency plan is the final step. Chalfont owns the area within a 100-foot radius of all its wells but the water resources that contribute to the yield of the well come a from a much wider area. The borough should consider developing a wellhead protection program in conjunction with New Britain Borough and Township. Chalfont, as well as New Britain Borough and Township, have equal stakes in protecting the water resources that they all share. Incentive grant money may be available to the borough from the United States Environmental Protection Agency and the Pennsylvania Department of Environmental Protection for water supply planning and wellhead protection. Pennvest also has money available for water infrastructure facilities. Stormwater Management Facilities Municipalities require the use of stormwater management facilities to reduce the potential downstream impacts that could be caused by the increased volume and rate of runoff from development. Chalfont Borough has a network of storm sewers which drain stormwater into nearby creeks. Newer developments have tied into the storm sewer system where it is available. Much of the stormwater is collected by stormwater management facilities, but little infiltrates into the ground to recharge the groundwater reserves. The present storm sewer system channels water into pipes which discharge directly into the Neshaminy Creek and its east branch. This water is often polluted with materials it has picked up as it flowed over the ground such as oil, chemicals, and silt. The storm sewer system has no filtering capabilities and therefore this water enters the stream untreated. This problem can be ameliorated by the installation of water quality improvements to the system such as oil/grit separators over inlets, regular street sweeping, and salt-free roadway deicing. The Pennsylvania Department of Environmental Protection, under Act 167 of 1978, requires that counties prepare watershed stormwater management plans. The stormwater management plan for the west branch of the Neshaminy Creek watershed, in which Chalfont Borough lies, was adopted by the Bucks County Commissioners in 1992 and DEP in the same year. The DEP requires that stormwater management criteria in the Plan be instituted by the borough. These criteria appear in the municipal regulations. The borough has adopted stormwater management ordinance provisions in accordance with the plan. The provisions regulate stormwater management for new development based on hydrologic and water quality criteria. The hydrologic criteria are based on the rate of flow from a site before development. Runoff release rate districts are established according to these flow rates. Water quality criteria are intended to reduce the detrimental effects of polluted stormwater runoff. Water must be detained so that sediment is released and pollutants are filtered out before water leaves a site. Best management practices or stormwater management techniques are required to maintain water quality, maintain groundwater levels and base flow of streams. 50 Chalfont Borough Comprehensive Plan Update Draft Community Facilities Several significant vacant parcels remain in the borough. These parcels are zoned for indusrnial or commercial development, which traditionally has a large degree of impervious surface. To enslue that development on these parcels does not harm the quality of nearby streams and does not affecr flood levels, stormwater management measures must be implemented. Community facilities services and utilities are necessary for the public health, safety, and welfve and help provide for the quality of life expected in Chalfont Borough. Planning for these facilities services and utilities should be interrelated and consistent with land use planning in the comprehensive plan. This chapter has surveyed and analyzed the facilities and services which serve Chalfont. This provides an opportunity to review these services and facilities and their interrelation with other chapters in the plan update such as the future land use plan. The previous chapters on existing land uses and population and housing indicate that Chalfont Borough is almost fully developed. Because the present facilities and services which serve the borough are generally adequate; management issues, such as staffing, funding and maintenance, are the primary 5 concern. Future growth may necessitate more extensive study of facility and service expansion. Chalfont Borough Comprehensive Plan Update Draft 51 Adiacent Land Use and Zoning E The communities surrounding Chalfont affect the borough in a variety of ways because of the diversity of land uses and zoning districts along the borough’s borders. For instance, an adjacent shopping center in New Britain Township generates impacts far different from those of an adjacent larse-lot I residential development. A shopping center creates noise, traffic, and light impacts, while large-lot residential uses create few impacts. The juxtaposition of diverse land uses or zoning districts along municipal boundaries can be beneficial because it provides for a mix of land uses. This mix provides s jobs and shopping next to homes and reduces the number and distance of trips necessary to meet daily needs. An inappropriate mix, such as a quarry next to a residential area, however, can be detrimental to residents’ quality of life. It is important, therefore, to know the adjacent land uses. In cases where land uses differ significantly, efforts can be made to mitigate impacts. The importance of coordinating the planning function among adjacent municipalities has been recognized and confirmed by the Commonwealth Court of Pennsylvania in its decision in Miller vs. Upper Allen Township Zoning Hearing Board, 112. Pennsylvania Commonwealth Court 274, 535A.2d 1195 (1987), where the Court held that aggrieved residents of a municipality could appeal or intervene in zoning decisions made within the boundary of an adjacent municipality. Consequently, it is important that planning in Chalfont does not create land use conflicts with adjacent communities and that a regional approach is taken to planning. To ensure that planning activities are coordinated with adjacent municipalities, the Pennsylvania Municipalities Planning Code (Section 30 1(a)(5)) requires that the comprehensive plan examine the relationship of the existing and proposed development of the municipality and plans in contiguous municipalities. This review analyzes the land use and zoning in the contiguous municipalities to determine compatibility. Zoning districts within a community should complement each other. However, zoning and land use between communities cannot always be complementary. The first step in an effort to enhance compatibility between communities is to take stock of the land uses and zoning along municipal borders. A map of adjacent land uses and zoning (see Figure 7) follows on the next page. New Britain Township surrounds Chalfont on three sides to the north, south, and west. New Britain Borough adjoins Chalfont to the east. The predominant land use that abuts Chalfont is residential, which varies in density. Although much land in the adjacent township is vacant, the areas that abut Chalfont including most of New Britain Borough, are substantially developed. The surrounding land uses will be presented in the following text. Existing zoning for all adjacent municipalities is shown in Table 15. Zoning for Chalfont where it abuts neighboring communities is shown at the end of the chapter in Table 19. New Britain Borough’s comprehensive plan, adopted in 1965, is consistent with its zoning code (1994). Where New Britain Borough adjoins Chalfont the land uses are residential, commercial, and industrial. The zoning is R-2, C-1, and L-I. Multifamily Residential areas of New Britain Mews and Carousel Pointe abut the borough and are zoned R-2. Office and light industrial uses abut the borough along Bristol Road south of the SEPTA rail line. These uses are zoned L-I. Chalfont Borough Comprehensive Plan Update Draft 53 Adjacent land Use and Zoning Table 18 Zoning in Adjacent Municipalities’ Min. Lot Size Density Municipality/District Permitted Uses (Square feet) (D.U./acre) New Britain Borough R-2 Residential Single-family Detached 10,000 sq. ft. 4 Performance Std Dev. varies 7 C-1 Commercial Sing Ie-fam iI y Detached 20,000 2 Bank, Restaurant Etc., 40,000 LI Light Industrial Retail, Wholesale Trade 1 acre Manufacturing, Bank New Britain Township CR Conservation and Recreation Farming, Nursery, Stable 25 acres SR-1 Suburban Residential Single-family Detached, Farming 1 acre 1 Cluster 12,500-1 acre 1 SR-2 Suburban Residential Single-family Detached, Farming 2 acres 0.5 Cluster 1 acre 0.5 RR Residential Single-family Detached 1 acre 1 Cluster 12,500-1 acre 1 C-1 Commercial Office, Retail, Service 1 acre IN Institutional School, Rec facility, Church 10 acres I/O Industrial Office Utilities, Warehousing, Research 25 acres * Zoning information for selected zoning districts in Chalfont is shown in Table 19. New Britain Township bases its 1995 zoning ordinance on and is consistent with its 1987 Comprehensive Plan. Although the adjoining land uses in New Britain Township are primarily residential, there is also a mix of open space, government, and commercial uses. The large residential subdivisions that surround the borough are Oxbow Meadows, Brittany Farms, Tower Hill, and Forest Park West which are all zoned RR. The area between these subdivisions are mostly low-density residential development, agricultural, vacant, or park and recreation uses. The largest adjacent park use is a large township park located north of Park Avenue which abuts the borough along the North Branch Creek. Two commercial uses which abut the borough are the Chalfont Village Shopping Center on the west side of Chalfont along Butler Pike and the Old Arcadia Inn along Park Avenue. Both of these uses are zoned C- 1. New Britain Township Municipal building(zoned IN) is adjacent to the Old Arcadia Inn east of Chalfont and the township’s road maintenance facility abuts the borough to the north along Limekiln Pike. This facility is zoned YO Industrial Office Generally, the permitted density of adjacent residential development is complementary because the densities parallel those permitted in the borough. Several small areas of nonresidential uses adjoin the borough, such as the commercial uses along Bristol Road that abut a residential zone in Chalfont. The Chalfont Village Shopping Center which adjoins Chalfont to the east along Butler Pike is adjacent to a residential area in the borough. This shopping center is complementary because it serves the borough and provides for daily needs. New Britain Township’s road maintenance facility abuts a borough I 54 Chalfont Borough Comprehensive Plan Update Draft Adjacent Land Use and Zoning residential area in the north on the eastern side of Limekiln Pike. The incompatible land uses &-iacent to Chalfont Borough are not of a large scale and do not present any significant negative impacts. The table below provides information about zoning districts in Chalfont that form its boundary. Table 19 Selected Chalfont Zoning Districts Min. lot size Density District Permitted Uses (Sauare feet) (D.U./acre) R-1 Residential Single-family detached, School 18,500 2.3 R-3 Residential Single-family detached, 12,000 8.0 Multifamily C-3 Commercial Restaurant, Auto service, Wholesale, 18,500 2.3 Warehouse, Rooming and tourist house L-l (1)Industrial Manufacturing, Wholesale 2 acres - L-l (2)lndustrial Light Manufacturing, 2 acres - Mobile home park 4,800-7,000 - Chalfont Borough Comprehensive Plan Update Draft 55 Historic Preservation Need for a Preservation Program A small settlement named Butlers Mill was formed along the bank of the Neshaminy Creek early in the 18th century by Simon Butler. The settlement grew into a village which underwent severai name changes until 1869 when the North Penn Railroad established a train station and named it Chalfont, after a village in England which was the birthplace of William Penn’s wife Gulielma. The village provided services to the surrounding countryside and locally produced goods were shipped to the city and other towns on the rail line. Chalfont became famous as the home of Forest Park that provided recreation and entertainment to patrons who arrived by the trainload from Philadelphia between the years 1885 and 1968. The Chalfont of the past was a small village along Butler Pike and Main Street surrounded by farms. Today Chalfont is a maturing borough with a historic core surrounded by residential subdivisions. It has a distinct character due to its development pattern, topography, and the presence of historic buildings and structures. The borough started near the intersection of Main Street and Butler Pike and grew outward along these arteries. The borough’s location is important not only as the intersection of two major arteries, it is also located at the confluence of the Neshaminy Creek and its north branch and Pine Run. However, the historic small town character is the most salient feature of the borough’s identity. The borough has several historic buildings of potential state and national significance. The Delp and J. Kirk farmsteads are significant to the borough’s history and may be eligible for inclusion in the Pennsylvania Register of Historic Places. The Chalfont Historic District, a designated area in the center of the borough composed of historic buildings that represent a character recalling the borough’s rich architectural and historical heritage, is also eligible for the Pennsylvania Register. The McReynolds and June11 houses on Butler Pike and the Chalfont National Bank Building are excellent examples of particular architectural styles and may be eligible for inclusion on the National Register of Historic Places. The eligibility for inclusion on the state and National Register is based on level of significance and the part the resource played in the history of the state or nation. These and other undocumented historic resources in Chalfont have value for a number of reasons. They give the borough a special physical and cultural character. Older buildings are frequently better built, with craftsmanship and materials that are rarely duplicated today. Each historic building represents a past investment for future generations. Maintenance and rehabilitation of historic buildings and neighborhoods also represent a savings in terms of energy and materials. Well kept historic buildings contribute to the vitality of a community and strengthen property values. Neglect or loss of historic buildings and structures would pose a significant threat to the identity of the borough. Although historic resources are valuable, they are often taken for granted until they are endangered. Preservation planning can lessen the threat. However, sound preservation planning must occur before historic elements are imperiled. Last minute preservation responses are rarely effective in the long term. The historic preservation process fosters civic pride and appreciation for historic values. Appropriate preservation and restoration projects even enhance and improve surrounding nonhistoric property values. In terms of economic development, historic preservation generates tourism, Chalfont Borough Comprehensive Plan Update Draft 57 Historic Preservation I construction, and rehabilitation activity that creates jobs and income. Therefore, the need for continued ~ protection of historic resources is a crucial concern for a borough such as Chalfont. If historic resources are to be retained, it is essential to develop an effective local historic preservation program. Local historic resources, most of which are privately owned and maintained, are at risk unless residents are properly educated about the historic importance of their properties and are encouraged to cooperate with the borough's preservation agenda. Community-wide events that emphasize preservation and cultural and heritage protection are instrumental to inform the public about the issues. - Preservation Efforts A historic resources survey was completed in 1989 by staff of the Heritage Conservancy. The survey inventoried a number of historic structures in the borough, such as the McReynolds and June11 houses and the Chalfont National Bank Building that were noted as potentially eligible for inclusion in the National Register of Historic Places'. A survey done in 1995 as part of an environmental impact study for the Route 202 Bypass noted the Delp and J. Grk, farmsteads as well as the Chalfont Historic District as potentially eligible for inclusion in the Pennsylvania Register of Historic Places?. To protect these resources, in November 1995 the borough council adopted a historic preservation ordinance in accordance with the Historical Architectural Review Act (Act 167 of 1961). This act authorizes municipalities to adopt a historic preservation ordinance and to create historic districts and architectural review boards. A historic district is an area with distinctive character recalling historic or architectural heritage. The ordinance preserves this distinctive character within a district by establishing a review board which monitors alterations, additions, demolitions and new construction and providing standards for review. The review board oversees proposed changes including demolitions and new construction and makes recommendations to the governing body. The Chalfont Historic District is centered on Main Street. The northern portion is defined by Westview Avenue and to the west by Sunset Avenue and the west branch of the Neshaminy Creek. To the south the district is defined by the southern edge of properties that front on Butler Pike. The eastern side of the district is bounded by the north branch of the Neshaminy, Park Avenue and Chestnut, Church, North and Hamilton streets. The district contains a variety of structures which serve as examples of Victorian, Gothic, Foursquare, and Craftsman styles. Many of the buildings were part of the early development of Chalfont and serve to create a character that is unique. ' Using specific evaluative criteria, the U.S. Department of the Interior administcrs the listing of buildings or structures of national importancc on thc National Register of Historic Places. Propcrties must meet specific criteria rcgarding historic value to be eligible for listing. Tax advantages and federal grants may bc available to propcrty owners when a building is listed. National Registcr listing does not guarantee that thc resources will be saved because private property owners are free to usc their properties as they wish. However. fedcrally funded activitics must not ncgativcly impact registered (or eligible) resources. ' Inclusion on the state register provides cligibility for state grants. Eligibility criteria for this list is very similar to that of the national register. Once a building is listcd. on the Pennsylvania Registry, it may be possible to achieve national register status be completing additional research and verifications. 58 Chalfont Borough Comprehensive Plan Update Draft Historic Preservation . The borough has also applied for Certified Local Government status under the National Historic Preservation Act of 1966. Certified local government status permits the borough to participate directly in the National Register of Historic Place nomination process, access technical assistance from the state Bureau of Historic Preservation, and apply for matching grants. The Chalfont Historic District, and the Delp and J. Kirk farmsteads may be eligible for inclusion in the Pennsylvania Register of Historic Places, a state sponsored program. Inclusion on the state register provides eligibility for state grants. Eligibility criteria for this list is very similar to that of the national register. Once a building is listed on the Pennsylvania registry, it may be possible to achieve national register status by completing additional research and verification. The Chalfont National Bank and June11 and McReynolds houses may be eligible for the National Register. If these resources are to be nominated further efforts must take place to gather evidence of their particular significance. Historic Preservation Pian A historic preservation plan is a program for conserving historic resources. The plan contains a historic resources survey, an assessment of constraints and threats to preservation of those resources, goal and objectives, and implementation strategies. Alternatives to implement the plan include adoption of a historic ordinance, zoning techniques, and financial incentives, among others. The plan may be a chapter in the community’s comprehensive plan, or a separate document. The plan can be developed by an existing organization such as the planning commission or by a historic commission or society. This chapter does not serve as a historic preservation plan but describes the components of such a plan. The first step in preparing a plan is determine what resources exist through completing a historic resources survey. Historic Resources Survey The foundation of any historic preservation plan is a historic resources survey. A historic resources survey is more than a listing of historic buildings and places. It is a process of identifying and gathering data on historic resources. It involves generating data about age, construction, architectural style, and significance of historic buildings and structures. In order to ensure survival of historic resources and make effective use of them, it is necessary to inventory these resources. A survey should be periodically updated because as time passes more buildings become eligible for inclusion on historic registers. Assessment of Threats and Constraints The assessment of threats and constraints involves an evaluation of the negative influences which impact historic resources. These factors include air pollution and vibration from vehicular traffic, zoning which permits uses in historic structures which may detract from their historic integrity, and inability of property owners to fund improvements. Goals and Policies Goals and policies are necessary to guide and provide a focus for a preservation program. These goals and policies should reflect the wishes of the community. It is also wise to consult with historic Chalfont Borough Comprehensive Plan Update Draft 59 Historic Preservation property owners because their participation in the preservation program is important. The borough comprehensive plan should incorporate preservation policy as well. The Comprehensive Plan The comprehensive plan is also an important element in the program for historic preservation. The comprehensive plan should bring preservation concerns to the forefront because it establishes policy for all the activities of a community. The Pennsylvania Municipalities Planning Code, Section 301( 1) requires that municipal comprehensive plans contain a statement of objectives concerning its future development. Identifying historic preservation planning as an objective of a municipal comprehensive plan reflects the desire to preserve buildings and structures with historic value. A historic preservation chapter and objective also provides a historical context for future planning and land use policies in the zoning ordinance. Implementation Tools Implementation tools must be developed to make the preservation plan work. These tools take the form of zoning provisions, historic district ordinances, design guidelines and others. In most cases the primary responsibility for protecting historic resources falls to the property owner. However, communities can enact regulations and laws to preserve historic resources. The Pennsylvania Municipalities Planning Code (MPC) Section 605(2)(vi) enables municipalities to devise zoning for regulation, restriction, or prohibition of uses and structures at or near places having unique historical, architectural, or patriotic interest or value. Overlay District A historic overlay district is a zoning technique that places special restrictions on development in addition to those of the base zoning district to enhance preservation efforts. Although Act 167, The Historic District Act, permits regulation of historic districts, it does not provide for the designation or regulation of individual historic resources not in a historic district. Overlay district provisions address alterations, additions, and uses that would potentially alter the character of an individual resource. The underlying zoning would not be affected. Examples of historic overlay district provisions are as follows: Permitting addition$9. uses within historic structures, with a condition of use being that any alterations meet design guidelines; Buffering adjacent to historic properties; Review of proposed subdivisions and land developments by a Historic Commission. Zoning Zoning sometimes permits greater densities and types of uses that do not blend with the existing character of older areas. New construction may introduce density or uses that may conflict with the character of an existing neighborhood. Zoning should be adjusted so that it reflects the existing neighborhood density and prohibits uses that would detract from the character of the area. 60 Chalfont Borough Comprehensive Plan Update Draft Historic Preservation Transfer of Development Rights If a historic building occupies a site with development opportunities greater than what the building offers under existing zoning, the owner may be tempted to alter or demolish the property to take advantage of the greater opportunities. These opportunities take the form of development rights. Regulations can be adopted which permit the sale and transfer of development rights to areas where more intense development is permitted and encouraged. The unused development rights can be transferred to another site to increase its permitted density. The property owner is compensated for any property rights that are sold. Design Guidelines Another mechanism for saving historic properties is the establishment of design guidelines. They consist of recommended design options for alteration or rehabilitation of existing buildings and construction of new buildings. Guidelines are helpful for an effective heritage protection program whether or not the community contains any property listed on or eligible for any historic register. Although guidelines are not binding, they make a strong statement about the importance of preservation to a community. Local preservation ordinances and guidelines are effective, however they do not address the financial pressures that face owners of historic properties. To be effective, preservation efforts should also address pressures that may conflict with historic preservation planning. Financial incentives and grant programs are ways local government and local financial institutions can encourage historic preservation. Financial Incentives and Grant Programs The provision of financial incentives is another technique that encourages private property owners to become involved in preservation efforts and invest in historic properties. These incentives are intended to eliminate many of the financial advantages of new construction compared with restoration or preservation projects. Financial incentives primarily take the form of low interest loan programs and tax incentives from governmental bodies. Revolving loans administered by a local bank or the borough would assist with the cost of preservation. Banks get involved in preservation loans because of the positive community relations and profit potential. The federal government provides tax credits for rehabilitation or renovation of National Register listed properties that are income producing. Local governments may offer tax incentives such as property tax abatements, freezes, or credits. The availability of particular incentives depends on state enabling legislation. Various grant programs administered by the state and federal governments as well as private foundations may be available for local preservation projects. The Pennsylvania Historic and Museum Commission, the regional office of the National Park Service, and the National Trust will provide information regarding available funding to eligible parties. Chalfont Borough Comprehensive Plan Update Draft 61 - Historic Preservation Historic Commission or Society The appointment of a committee or group charged with implementing the historic preservation program in the borough is necessary. The borough has the Historical Architectural Review Board but its jurisdiction is limited to advising borough council about activities within the historic district. .An historic commission advises planning commissions and elected officials concerning protection of historic resources throughout the community and comments on development proposals, conducts research and maintains a historic resources inventory and map The borough planning commission has an important role also. As the group that develops and assists in the implementation of the comprehensive plan, it should work to implement the historic preservation program. The objectives of the program should also be considered during the routine activities such as subdivision and land development plan review. For instance, in the review of proposals that impact historic resources, the planning commission should seek the opinion of the historic preservation organization. The historic preservation organization can discuss alternatives with the planning commission and applicant. Summary Chalfont is a historic settlement in central Bucks County that served as a market and service center for nearby farms. Although the borough has grown significantly from its early beginnings, it still contains distinctive properties of historical significance that recall earlier times and provide a sense of place. The historic resources in Chalfont are valuable for what they contribute to the identity of the borough. They are often taken for granted until they are threatened or disappear. Historic preservation efforts must occur before these important properties are endangered. The borough has several elements of a preservation program but it does not have a historic preservation plan to give this program an overall direction. Changes to buildings within the historic district are regulated by the Historical Architectural Review Board, but resources outside the district are not protected. A concerted preservation effort using a number of tools that address preservation of resources throughout the borough can help ensure the survival of the borough’s historic properties and help maintain its identity. The key to a coordinated comprehensive preservation effort is a preservation plan which can be a component of the borough’s comprehensive plan or a separate document. A historic organization, such as a commission or society, is necessary to develop the plan. The first step in creating a plan is to conduct a complete survey of the resources in the borough. Goals and objectives that reflect the wishes of the community toward preservation should then be developed. Once a direction for the effort is established, implementation tools such as, a zoning overlay district and a low cost loan program, should be selected. With the plan in place, the historic commission should plan an active role in implementing the plan and monitor its progress. 62 Chalfont Borough Comprehensive Plan Update Draft Historic Preservation By following the steps outlined in this chapter the borough can help to ensure the protection of its historic resources and its identity for generations to come. Chalfont Borough Comprehensive Plan Update Draft 63 future Land Use The Future Land Use Plan for Chalfont is a generalized outline for maintaining and enhancing existing land uses and for managing growth in the borough. Although the growth projected in the next decade is limited, this growth will impact existing land uses. The plan provides a means to preserve existing I land use patterns and channel new growth into patterns which preserve the positive aspects of the borough while still providing the diversity of land uses necessary for a sufficient tax base. The plan considers the following factors: future population growth, existing land use, natural resources, I community facilities, and stated community goals and objectives. Section 301.2 of the Pennsylvania Municipalities Planning Code requires that comprehensive plans I. contain a plan for land use. To this end, a future land use plan was developed for the Chalfont Borough Comprehensive Plan Update. The land area of the borough is divided among several land use B categories each of which is characterized and recommendations are made for retaining positive aspects of the area. The land use areas are Low Density, Medium Density, and High Density Residential, Neighborhood Commercial, Borough Core, Village Office Commercial and Park, Open Space, and I Recreation. These land use areas are illustrated on the Future Land Use Map (see Figure 8). Land Use Categories Low Density Residential Low Density Residential is the classification for the neighborhoods in the borough with a density of 1 to 3 dwelling units per acre. This category is generally located in peripheral areas of the borough. These areas are characterized by single-family detached houses with an average lot size of approximately 20,000 square feet. Thcre are several vacant lots in differcnt locations throughout the area. The largest vacant lot is approximately 10 acres in size and is located cast of New Jcrscy Avenue. This land use area also contains Unami Middle School and the Chall'ont Unitcd Methodist Church. Recommendation: Retain the existing character in the Low Density Residential areas by maintaining the high quality of services and infrastructure. Medium Density Residential Medium Density Residential is the classification for the neighborhoods with a density of 3 to 5 dwelling units per acre. These areas consist of land northeast of the borough core along North Main Street and north of Park Avenue. It includes older residential portions of the borough and a newer residential subdivision, Patriot Place. The older portion is primarily residential but does contain some offices. The average lot size is approximately 9,000 square feet. Future development in this land use area will take the form of conversions or infill. Recommendation: Encourage appropriate infill development that conforms with the character of the Medium Density Residential area. Maintain high quality of services and infrastructure. High Density Residential High Density Residcntial is the classification for the neighborhoods with a density ol' 5 or more dwelling units per acre. Theic are two arcas classified High Density Residential. Onc area is thc Chaliont Borough Comprehensive Plan Update Draft 65 Future Land Use condominium apartment portions of Lindenfield. This development contains a variety of housing types including townhouses and multiplexes. Pine Creek condominium apartments on the south side of Pxk Avenue has a density of approximately 15 units per acre. Recommendation: Maintain and enhance the character of existing residential areas. Commercial The Commercial area is characterized by a mix of small scale retail and service businesses along Buder Pike between Oak Avenue and the west branch of Neshaminy Creek, and between the north branch of the Neshaminy and Bristol Road. The Chalfont Square Shopping Center is located along the south side of Butler Pike just west of Bristol Road. Almost all of the uses take direct access to Butler Pike. Recommendation: Encourage the retention of existing commercial uses and the development of the existing vacant parcels with an appropriate mix of commercial and residential uses. Establish access management guidelines for new development and encourage existing businesses to share existing access points. Borough Core The Borough Core contains retail, service, and institutional uses in the center of Chalfont-the area between the north and west branches of the Neshaminy Creek and the SEPTA rail line. The parcels north of the rail line, occupied by St. James Lutheran Church and the fire station are included also. Many of the buildings in the borough core were built in the late 1800’s Victorian style. The uses and historic structures found there create a distinct focal point for the community and should be preserved and enhanced. Limited growth of new businesses can be accommodatcd in existing buildings and carcfully designed ncw development. A pattern of nonconforming lots and uscs indicate a conflict between zoning and what actually exists. Traffic congestion and parking availability are major conswaints to growth in this arca. Recommendation: Establish guidelines for enhancing the character and vitality of the core of the borough so that it effectively serves the residents of the borough and community as a whole. Essential components of a borough core rejuvenation effort would be an analysis of zoning, parking, and solutions to the traffic congestion problems. Urban design efforts in areas such as street trees and unified signs may also assist in enhancing the core. Village Office Commercial The Village Office Commercial land use area comprises the area on the south side of the intersection of Westview Avenue and North Main Strcet. The Chalfont Post Office is located in this area on the eastern side of North Main Street. Large parcels north of Sunset Avenue and between Westview and Swartz avcnues, and North Main Street compose the largest portion of this land use area. Several existing single-family residential parcels in this area abut a plant nursery and an outdoor swim and tennis club. A large 26-acre vacant parcel bctween North Main Street and Sunsct Avcnue is thc linchpin for development of this area. The proximity to the borough core, adjacent residential ncighborhoods and the SEPTA wain station make it suitable for small scale mixed usc dcvclopmcnt which serves not only as a location for employment but as a place for small scale commercial 66 Chalfont Borough Comprehensive Plan Update Drair future Land Use businesses which serve nearby neighborhoods. This tract should be developed in a manns that conforms with the dimensions and scale of the borough and provides pedestrian links with the borough core, the train station and adjacent residential neighborhoods. Recommendation: Establish guidelines for development of the Village Office Commercial area as a mixed use center which respect and conform with the established character of the borough, provides pedestrian links with all surrounding land uses and maximize its access to the train station. Industrial/Utilities Areas designated Industrial/Utility are those appropriate for industrial and utility development or an= already occupied by existing industry or utilities. Industrial facilities are located in the area south of Hamilton Street, east of Oak Avenue and south of Park Avenue. Industrial land use is important to the borough because of the employment and tax revenue that it generates. Chalfont's largest utility, the North Wales Water Authority plant supplies drinking water to residents in both Bucks and Montgomery counties and thus provides a necessary service. Recommendation: Encourage the location and retention of industrial uses in areas where the nucleus of industry already exists. Ensure that the-im acts of industrial and utility land uses upon residential neighborhoodsGrea inimized. w4 Park, Open Space, and Recreation The Open Space and Recreation area contains open space land owned by the borough, borough parkland and private land in the lloodplain. The s~camvalley of the Neshaminy Creek and its north and west branches, as well as Pinc Run present constraints to development due to llooding, the presence of wetlands, alluvial soils, and woodlands. These resourccs should be protected from development. Because the watershed of the creek extends beyond Chall'ont Borough, watershed development in New Britain Township will impact the creek and the floodplain in the borough. Therefore, it is particularly important to prevent development in the floodplain areas. Despite the 1 constraints, these areas also present opportunities for recreation and connection of residential neighborhoods to the borough core and each other through open space. I Recommendation: Continue to enforce wetland, forest protection, and flood plain restrictions. Encourage preservation of stream corridors for passive recreation such as 1 t rai Is. I I I Chalfonr Borough Comprehensive Plan Update Draft 67 E- Statement of the Community Goal, Obiectives, and Policies The Statement of the Goal, Objectives, and Policies establishes the borough’s position and guidelines on land use development issues. The statement serves as a framework and foundation for the lmd use controls that are based in the zoning ordinance and the subdivision and land development ordinance. The statement is also the borough’s declaration of the desired land use patterns, and it is a guide by which development proposals can be measured. The goal establishes the general course to which the borough aspires. The objectives provide the framework of the borough’s plan to achieve its goal, and the policies state a direct approach on standards and procedures that guide decision making by pursuing objectives. Chalfont, as with most boroughs, has traditionally performed multiple roles-a place of work, a place of residence, and a place of trade. It is a model of a time when transportation modes and opportunities were limited, making close proximity of all elements of daily life extremely important. Because of the mobility afforded by the automobile, the need for this proximity has been decreasing for decades. However, dependence on the automobile has led to separation of land uses and sprawl. Some planners now emphasize a mix of uses in a small town setting which they refer to as a “neotraditional” town. Chalfont is a functioning example of what this type of development is attempting to emulate. The neotraditional town includes a mix of residential, office, and commercial uses in the central core area. More mixed uses surround the core area. Places of worship, recreation, and leisure are also included. All centers of activity are within walking distance of each other. Rr The two major issues that this plan addresses are maintaining and enhancing the existing physical environment and guiding new growth. The existing land uses and historic structures provide the borough with a unique identify and balanced tax base. New growth must be guided so that it does not negatively impact the identity of the community and the tax base. The comprehensive plan will provide guidelines to preserve the beneficial aspects of Chalfont’s physical environment and ensure that new growth is beneficial. Goal Maintain and enhance the quality of life for those who live and work in Chalfont by providing a clean environment, a balanced tax base, an efficient transportation network, unique identity, and adequate community faci I ities. Objectives and Policies Objective I: Protect the Natural Environment A healthy natural environment is one key to the quality of life. It is the intent of this plan to make environmental preservation and protection a priority of Chalfont Borough. Policies 1. Maintain the north and west branches and the main stem of the Neshaminy Creek and Pine Run, including its tributaries, and associated valleys as parkland or permanent open space. 2. Enforce the environmental protection standards for wetlands, woodlands, floodplains, and steep slopes. Ensure that the standards for air and water quality, heat, noise, light, and vibrations are met. 3. Minimize adverse environmental impacts by encouraging developers to use sensitive design in development practices. Chalfont Borough Comprehensive Plan Update Draft 69 Statement of the Community Goal, Objectives, and Policies 4. Enforce requirements of the Little Neshaminy Creek watershed stormwaLer management plan to ensure that stormwater runoff recharges aquifers and is filtered before it enters local streams. Objective It: Provide a Variety of Housing Opportunities Many communities with a variety of housing types pride themselves in the stable population made possible by providing for varying housing needs. Only by providing a variety of housing types with a range of price levels can a community provide for an individual family’s changing needs plus housing for all income groups. Opportunities must also be provided for those with special needs. Chaliont pledges itself to do its share as part of the central Bucks area in providing new housing opportunities for all prospective borough residents. Policies 1 . Encourage innovative site design by adopting flexible building standards. 2. Allow for the conversion of large residences to apartments in a manner sensitive to adjoining land uses. 3. Cooperate with federal, state, and county agencies in the provision of low- and moderate-income housing. Objective 111: Maintain a Broad Tax Base Reinforce the tax base by encouraging appropriate commercial and industrial development and redevelopment. A broad tax base lessens the tax burden upon the residents and enhances the fiscal viability of the borough. Po Ii cies 1. Encourage vacant land to be developed using sound and effective design and planning practices which will be compatible with existing development and character of the borough. 2. Take any reasonable action necessary to assist existing local industry and businesses to expand and/or maintain economic vitality. 3. Provide for all reasonable land uses consistent with an older urbanized borough of limited size and development potential while maintaining a balance of land uses. Objective IV: Provide and Maintain Efficient Public Services Public services should be efficient in operation and adequate to meet the needs of and provide desired amenities for borough residents and businesses. Policies 1. Encourage the Central Bucks School District to continue providing quality educational services and facilities that meet contemporary educational program goals for all age groups. 2. Provide park and recreation facilities which offer opportunities for educational, athletic, and leisure activities. 3. Maintain a safe and adequate potable water supply. This will be accomplished in cooperation with surrounding municipalities. 4. Support maintenance and upgrading of the Chalfont-New Britain Township Joint Sewer Authority sanitary sewer system in cooperation with the surrounding municipalities. Objective V: Maintain and Enhance the Transportation System Efficient movement of people and goods is necessary to maintain the quality of life for residents and ensure the viability of businesses. An inefficient transportation system degrades the quality of life and incurs unnecessary costs. Policies 1. Maintain and enhance borough streets. 70 Chalfont Borough Comprehensive Plan Update Draft I Statement of the Community Goal, Objectives, and Policies 2. Encourage SEPTA and PennDOT to enhance the existing transpcrtation I facilities where necessary. 3. Encourage regional cooperation to find and implement solutions i;3 meet local and regional transportation needs. 1 4. Encourage use of nonautomobile travel modes by encouraging proviiion of pedestrian and bicycle amenities. 5. Enhance efficiency of state routes in borough with effective land use I planning and access management. Objective VI: Maintain the Character of Existing Borough Neighborhoods Chalfont is known as a pleasant and affordable place to live. To maintain the quality I of life the existing character of neighborhoods should be preserved. Policies 1. Continue the efficient and high level provision of public services and I facilities to borough residents. 2. Enforce housing and property maintenance codes. 3. Maintain residential amenities, including but not limited to open space, street trees, and sidewalks. I 4. Encourage convenience goods shopping opportunities within the borough. Proposed stores should have design compatibility with buildings in the immediate neighborhood and have minimal interference with ongoing residential activities, yet be conveniently accessible to a maximum number I of borough residents. 5. Provide access from neighborhoods to activity centers in borough in ways 1 that minimize vehicular travel. Objective VII: Maintain the Historic Identity and Vitality of the Borough Core The historic resources and businesses in the borough core are important to the boroughs identity and fiscal health. To maintain this identity and assist businesses, 1 property values must be enhanced and buildings must be rehabilitated. This can be achieved by improving the business and physical environment of the borough core. 8 Policies 1 . Provide appropriate streetscape improvements, such as lighting and landscaping improvements within the core area to enhance identity and 1 encourage private investment. 2. Initiate a partnership between the borough government and business in efforts to rejuvenate the core. 3. Support work of the borough Historic Architecture Review Board. 1 4. Encourage provision of sufficient parking facilities in a manner which provides for effective access management and minimizes walking distances. 5. Use appropriate land use regulation standards to retain the character of the 1 borough core. Objective VIII: Protect Historic Resources in the Borough Well-maintained historic resources throughout Chalfont help establish sense of t- place and enhance local property values. These resources should be preserved and enhanced for future generations. Policies I 1. Preservation efforts should be in accordance with an historic preservation plan. 2. Discourage the demolition ?f old buildings and encourage sensitive, adaptive reuse of buildings to retain the historic character of the borough. 1 3. Encourage and support community activities that promote a sense of community and place such as carnivals and historical walks. I I Chalfont Boroueh Cornwrehensive Plan Uwdate Draft 71 Statement of the Community Goal, Objectives, and Policies Objective IX: Use the Comprehensive Plan as a Decision-Making Guide Use the comprehensive plan as a guide for making decisions regarding physical development and as the basis of evaluating proposed actions affecting physical development. The plan should be the primary means of communicating boroqh policy to concerned organizations or individuals. Policies 1. Foster implementation of the comprehensive plan through strcing management of borough government. 2. Ensure that provision of the zoning and subdivision and land development ordinance are consistent with the comprehensive plan. 3. The goal and objectives of the comprehensive plan should be achieved through sound fiscal planning. 4. Ensure consistency with the Bucks County Comprehensive Plan and the Delaware Valley Regional Planning Commission Regional Plan. 72 Chalfont Borough Comprehensive Plan Update Draft I Implementation of Recommendations I The identification of implementation strategies or actions the borough needs to undertake to attain its goal and objectives is an integral component of the comprehensive planning process. By identifying these strategies, the framework is provided for coordinated action that will enable the borough to I accommodate anticipated growth, while preserving its unique character and natural and historic resources. The implementation strategies will serve as benchmarks of progress in implementing the borough’s policies. It must be noted, however, that this listing of strategies is not exhaustive or all I encompassing. Also, some of the implementation strategies are already being conducted within the borough. The emphasis here is to promote coordinated effort and partnership in the program to 1 successfully implement the borough’s comprehensive plan. Recommended Strategies For each of the objectives, implementation strategies have been developed. Each strategy should be the responsibility of one or more borough departments or organizations and should be implemented within a given time frame. The time frames for implementation are ongoing, short term, middle term, and long term. Ongoing describes efforts that are currently taking place and which should continue into the future. Short term efforts should commence soon after plan adoption. Middle term efforts should start 3 to 5 years after plan adoption. Groundwork laid by short and middle term efforts must take place before many of the long term efforts can be implemented 5 to 10 years after plan adoption. Objective I: Protect Natural Environment Short term Include model tree protection standards in the subdivision and land development ordinance to protect trees and woodlands on development sites. - Planning commission, borough council Short term Include steep slope protection standards in the zoning ordinance to protect slopes on development sites. - Planning commission, borough council 1 Middle term Form a partnership with adjacent municipalities and identify groundwater recharge and wellhead protection areas and adopt zoning restrictions and other techniques to protect these sensitive natural resources. I - Planning commission, borough council Middle term Prepare a water supply plan cooperatively with New Britain Borough and Township. I - Borough council, planning commission Middle term Establish regular maintenance program for stormwater management facilities. I - Public works department Objective II: Provide Variety of Housing Opportunities I Short term Adopt zoning provisions that allow for flexible residential opportunities such as conversions and elder cottages, where appropriate. I - Planning commission, borough council i Chalfont Borough Comprehensive Plan Update Draft 13 I , lmplemen ta tion of Recommendations Objective 111: Maintain Broad Tax Base Short term Establish public/private partnership with Businesspersons Alliance and determine what public improvements and programs are needed to enhance business activity. - Borough council and planning commission Short term Develop zoning district regulations appropriate for mixed use development in the Village Office Commercial land use area. - Borough council and planning commission Objective IV: Provide and Maintain Efficient Public Facilities and Services Short term Conduct a park and recreation survey to determine recreation needs of all residents. - Park and recreation board Middle term Provide recreation facilities and parks to meet needs identified in study. - Park and recreation board Long term Evaluate funding needs of local emergency services and assist in the development of solutions to meet those needs. - Borough council Middle term Adopt regulations that require new development to incorporate water conservation measures to decrease peak and total daily water use. - Borough council and planning commission Long term Establish a mandatory curbside yard waste collection program to lower trash collection costs and reduce the waste stream. 3 - Borough council and staff Ongoing Periodically review water supply infrastructure for current and future potable water and emergency fire fighting needs. - Public works department Ongoing Coordinate efforts with CNBTJSA in upgrading and maintaining wastewater collection and treatment facilities to reduce costs and provide additional capacity. - Public works department Short term Prepare Open Space Plan - Planning commission Middle term Purchase Open Space which meets needs identified in Open Space Plan. - Borough council Objective V: Maintain and Enhance Transportation System Ongoing Coordinate efforts of borough engineer, roadmaster, public works department, police department, and planning commission to find effective solutions to transportation planning issues. - Borough council 74 Chalfonr Borough Comprehensive Plan Update Orah I Implementation of Recommendations I Short term Raise local funds for and implement curb reconstruction to Butler Pike intersections with Limekiln Pike and Oak Avenue, and for queuing lanes at Butler and Limekiln Pike intersection or petition PennDOT to include the I project on the Transportation improvement Program. - Borough council, borough engineer Short term Raise local funds for and implement signalization coordination at Butler Pike intersections with Limekiln Pike and North Main Street Avenue, or petition PennDOT to include the project on the Transportation improvement Proyam. - Borough council, borough engineer Middle term Develop partnership with New Britain Borough and Township to generate funding and support for the Bristol Road Extension and to petition BCPC to include it on the PennDOT 12 year plan. - Borough council, borough engineer Middle term Coordinate with SEPTA in enlarging the parking lot at the train station or by finding alternative parking space for commuters. - Borough council, borough engineer Middle term Provide a network of pedestrian and bicycle paths to connect neighborhoods with activity centers throughout the borough. - Borough council, planning commission Middle term Promote participation of local employers in voluntary Employee Trip Reduction Program. - Borough council Middle term Develop partnership between borough and property owners dong Butler Pike and North Main Street to plan for and implement access management a Itern at ives. - Planning commission, borough council Objective VI: Maintain the Historic Identity and Vitality of the Borough Core Ongoing Develop public private partnership between borough government and businesses in borough core to find ways to rejuvenate the core. - Borough council Middle term Develop zoning district regulations for the borough core that provide for a mix of uses and protect historical integrity of structures. - Planning commission Ongoing Provide streetscape improvements in borough core. - Borough council, business owners, public works department Ongoing Sponsor and support community activities to celebrate heritage of Chalfont. - Borough council Objective VII: Protect Historic Resources in the Borough Short term Amend building code to require a 45-day waiting period prior to issuance of demolition permits so that the borough and building owner may discuss alternatives if the building is historically significant. - Borough council Chalfont Borough Comprehensive Plan Update Draft 75 Implementation of Recommendations I Short term Develop zoning ordinance amendment to protect historic resources outside ine I historic district. - Planning commission and historic architecture review board I Middle term Expand duties and functions of the historic architecture review board so that it may address borough wide historic preservation issues. - Borough council i Middle term Update the historic site survey and develop a historic preservation plan which provides a background on historic resources throughout the borough and establishes effective methods to preserve historically significant features. I - Historic architecture review board Middle term Develop and publish design guidelines to assist the owners of historic buildings 1 in preserving, renovating, rehabilitating, and restoring properties in a manner which reflects the character and heritage of Chalfont. - Historic architecture review board I * Middle term Investigate and implement methods of providing financial incentives ior historic preservation. i - Borough council and historic architecture review board Objective VIII: Use the Comprehensive Plan as a Decision-Making Guide I Annually Conduct a fiscal analysis to determine soundness of borough finances and manage these finances by setting policies for spending based on objectives of this comprehensive plan. I - Borough council Annually Maintain the Capital Plan, which schedules spending for capital improvements, I update it on an annual basis and use it as a means to implement the comprehensive plan. - Borough council and planning commission I Annually Borough council should have an annual meeting with leaders of all borough boards and authorities to review the goals and objectives included in the comprehensive plan. Council can discuss accomplishments of the previous ! year and assign new program tasks to the appropriate boards. This effort will continually orient new members to the goals and objectives of the comprehensive plan. I - Borough council I I I I 76 Chalfont Borough Comprehensive Pian Update Draft I Absorption Rates (AR) of Proposed DU’s (1)4 years :(annualized) (2)2 years !(annualized) (311.5 years :(annualized) Permits a. 4 1 1 I 2 I 3 290 b. 0 0 0 0 Average Annual (AA) Add. DU’s 4 1990-1996 I 48 5 1980-1996 Housing Population BCPC Proj. 2000 Low 1,330 3,310 BCPC Proi. 2000 Middle 1,360 3.41 0 IBCPC Proi. 2000 Hieh I 1.380 I 3.470 I Year 2000 Projections Using Average Annual Additional DU’s 1 a (High) 2a 3a Low 1 Middle Low 2 Proj. Add. Units, 1997-2000 4 8 11 0 2 0 Proj. DU. 2000 w/1996 Est. - 1,434 1,438 1,442 1,445 1,434 1,436 1,434 Proj. 2000 Pop. w/l996 Est. - 3,814 Proj Person Per D.U. w/1996 Est. - 2.66 3,825 3,836 3,843 3,814 3,820 3,814 Annual Increase 1.6 2 3 1 1 24 IPotential 201 0 Proi. POD. Usine Estimated Ave. Annual Add. DU’s I Persons Per D.U. = 2.66 la(High1: annualizes the units currently proposed (4) between 1997 and year 2000 w/ Persons/DU of 2.66 and assiimc 1.6 DU/year (16 total) for 2000-201 0 w/ 2.66 I’crsons/DU for period 2000-201 0 Middle: No atlditioiial uiiits and IN) cli~ngeto l’ersoiidl )IJ Iictwtvvi l‘J‘I7 .iii(I 2O(l(l, IO .i(hlitiori.il tltlits wl IIO ility(s,i\l* ill I’I!Is(I~Is/I~)II Is*lwt,~~l, 2000 ,it111 2010 Low 1: No additional units and no change to f’ersons/DU between 1997 and 2000. 5 additional units w/decrcasc in I’ersons/DU (same rate of decrease as seen for 1990-1996) betwccn 2000 and 2010 Low 2: No additional units and no change to I’ersons/DU between 1997 and 2000, 5 additional units w/ decrease in Persons/DU (decreasing rate of decrease as seen for 1990-1996) between 2000 and 2010 Appendix A Chalfont Midtlle Projection Age Cohort Data I 1 2000 Projection 2010 Projection 1980 Census 1990 Census with Middle Birth Middle Migration with Middle Birth (Middle Migration 4ge Male Female Male Female Male Female Male Female 1-4 100 79 107 85 144 116 112 88 5-9 126 103 102 94 105 971 94 I 86 10-1 4 165 152 113 77 138 1001 1591 110 I 5-1 9 125 148 111 102 106 1081 871 90I 10-24 113 97 109 111 9E 25-29 86 82 125 114 145 30-34 106 123 144 135 168 185 107 15-39 121 129 118 119 187 193 155 4044 114 91 118 138 173 164 183 206 1549 87 78 99 111 103 108 154 154 j0-54 70 77 101 78 112 125 154 139 i5-5 9 73 65 77 75 93 112 90 102 30-64 38 45 66 64 9t 68 103 103 35-69 36 41 52 64 5s 70-74 28 28 28 46 52 75-79 12 20 32 53 47 102 30-84 2 17 24 30 25 45 35+ 9 16 12 35 33 94 47 151 I I I I I _. ... ...... 1,934 __- 1,889 .. 1,950 ...... - ...... ... .- . .- - . __ .__ ...... _ .... ..... ~_ . .. __ ... .-. - ... - -. .-. ..- .- ... - . - ...... ~ .~-. - - fertility- rats- ...... 31.31 fertility rate 28.58... change fertility >>> ...... - . .- .. -. .... -. 31.44...... change fertility- >>> - -. 31.44 births 75-79 197 births 85-89 202 est. births 95-99 ... - ...... - - .... - - ...... - .. - ...... _ 252 est. births 05-09 ... 224 ...... births 70-74 ...2 I 5 I)irtlis 80-84 257 est. I,irtlls 90-94 249 . -births .- .- 70-79 4 12 births 80-89 459 est. Iirtlis 90-99 4 73 ...... -. .. .. fCnlJleS 15-44 670 felllJk!S.- 15-44 830 fernales 15-44...... -. -...... - __ .. 1 ...... 70-79 254 deaths 80-89 - ...- - .- ...... deaths- ...... - ...... - . __ __.. .- ...... ... . _ migration...... - . - ...... 86 migration ...... -. - migration..... rate ...... 2.80 change- ... ___ migration>> . ' This figure is one person higher than the 2010 middle projection due to rounding. ? W