Chambersburg Borough Franklin County, PA Comprehensive Plan Adopted November 2008 Prepared By: Chambersburg Borough Franklin County, PA Comprehensive Plan Adopted November 2008 Acknowledgements Chambersburg Borough Mayor and Town Council Honorable Peter Lagiovane, Mayor William F. McLaughlin, President, Town Council First Ward Robert A. Wareham, Sr., Vice President, Town Council Fifth Ward Sharon A. Bigler, Town Council Fourth Ward Allen B. Coffman, Town Council First Ward Janet Lukic, Town Council Second Ward Glenn K. Manns, Town Council Third Ward Thomas Newcomer, Town Council Second Ward Heath Talhelm, Town Council Fifth Ward Mary Beth Shank, Town Council Fourth Ward Elaine M. Swartz, Town Council Third Ward Management Eric W. Oyer, Borough Manager David C. Finch, Assistant Borough Manager Tanya Mickey, Borough Secretary Jamia L. Wright, Assistant Borough Secretary Thomas J. Finucane, Borough Solicitor Welton J. Fischer, Assistant Borough Solicitor Planning & Zoning Commission Gary Dougal, Chairman Allen B. Coffman, Vice Chairman Mike Boryan Louisa Cowles Glenn K. Manns Mark Miller Sean Scott Shane Snively Lenore Wyant Planning & Zoning Administration Phil Wolgemuth, Planning & Zoning Administrator Kathy Newcomer, Community Development Specialist Cindy Harr, Secretary Planning Consultant Table of Contents Executive Summary ................................................................................................................ 1 History and Location .............................................................................................................. 1 Planning Implications ............................................................................................................. 2 Utilities, Infrastructure and Public Services ............................................................................ 3 Summary of Community Input ................................................................................................ 4 Community Development Vision Statement ........................................................................... 4 Summary of Plan Goals and Objectives ................................................................................. 5 Implementation Plan .............................................................................................................. 8 Chapter 1: Introduction .......................................................................................................... 9 Background ............................................................................................................................ 9 Franklin County Comprehensive Plan .................................................................................... 9 Significance of the Borough within the Region ..................................................................... 10 Demographics ...................................................................................................................... 11 Population and Projections ............................................................................................... 11 Education ......................................................................................................................... 12 Housing ............................................................................................................................ 12 Land Use .......................................................................................................................... 13 Employment ..................................................................................................................... 13 Summary of Trends.............................................................................................................. 14 Chapter 2: The Plan .............................................................................................................. 15 Plan Purpose ....................................................................................................................... 15 Study Methods ..................................................................................................................... 15 Planning Process ................................................................................................................. 16 Chapter 3: Community Input ............................................................................................... 18 Issues and Concerns ........................................................................................................... 18 SWOT Results .................................................................................................................. 19 Visual Preference Survey ................................................................................................. 27 Chapter 4: Community Development Policy ...................................................................... 30 Municipalities Planning Code (MPC) .................................................................................... 30 Keystone Principles.............................................................................................................. 30 Community Development Vision Statement ......................................................................... 32 Plan Goals and Objectives ................................................................................................... 33 Land Use (includes Downtown and Living Areas) ............................................................ 33 Housing ............................................................................................................................ 34 Transportation .................................................................................................................. 34 Economic Development .................................................................................................... 35 Community Facilities and Utilities ..................................................................................... 36 Historic and Natural Resources ........................................................................................ 36 Government ...................................................................................................................... 37 Community Development/Redevelopment Strategies .......................................................... 38 Redevelopment/Infill Development Guidelines ..................................................................... 43 Chapter 5: Special Planning Districts ................................................................................. 45 Downtown ............................................................................................................................ 45 Elm Street Neighborhood ..................................................................................................... 45 Rail Corridor ......................................................................................................................... 45 Chapter 6: Downtown Revitalization Plan .......................................................................... 46 Downtown Revitalization Principles ..................................................................................... 47 November 2008 Page i Downtown Image & Marketing .......................................................................................... 47 Streetscapes & Open Space ............................................................................................ 48 Parking ............................................................................................................................. 48 Historic Preservation ........................................................................................................ 48 Vehicular, Pedestrian and Bicycle Circulation .................................................................. 49 Upper Floor Rehabilitation and Use ................................................................................. 49 Downtown Business Development ................................................................................... 49 Downtown Niche Market Possibilities................................................................................... 50 Consumer Facts ............................................................................................................... 50 Analysis of Downtown Commercial Space and Upper Floor Housing Opportunities ........ 54 Downtown Restaurant Opportunities ................................................................................ 58 Niche Business Development Strategies .......................................................................... 59 Challenges of Downtown .................................................................................................. 60 Chapter 7: Elm Street Neighborhood Revitalization Strategy .......................................... 61 Plan Purpose ....................................................................................................................... 61 Neighborhood Vision ............................................................................................................ 61 Plan Goal and Objectives ..................................................................................................... 62 Strategy for Elm Street Designation ..................................................................................... 63 Chapter 8: Future Land Use Plan .......................................................................................