Vision Success Stories — 2024
CCPC Completes 5 Year Assessment of Landscapes3
With Landscapes3 reaching its midpoint in 2023 (5 years in), CCPC completed an assessment of the plan's first five years in May of 2024. An overview was presented at a special meeting, A Changing World and Chester County, with attendees including Landscapes3 partners, members of the steering committee, stakeholders, planners, municipal officials, and representatives from the EEAB and CC250. CCPC staff addressed new and developing trends and their impact on planning, followed by breakout discussions with participants about the key issues affecting their communities and lives. This initiative supports the Landscapes3 Vision by helping to balance preservation and growth through the plan's six goals.
Municipalities Receive more than $200,000 in VPP Funding
Chester County municipalities received more than $200,000 in VPP funding in 2024 for various projects throughout the county to prepare comprehensive plans, studies, updates, and zoning ordinance amendments. . The first-round recipients included Kennett Square Borough, Malvern Borough, Upper Uwchlan Township, and New Garden Township; and the second round recipients included the Borough of Downingtown, East Pikeland Township, and Honey Brook Township and Borough. This supports the Landscapes3 Vision by promoting effective municipal, multi-municipal, and partner cooperation.
CCPC Completes Landscapes3 Design Guide Series
CCPC's final design guide, the Agricultural Landscapes Design Guide, was released in 2024 completing the six-guide series. Each of the six guides focus on new development within the landscapes found in Chester County — urban, suburban center, suburban, rural center, rural, and agricultural — and feature both planning principles and design elements to follow. This series supports the Landscapes3 Vision by providing guidance of new development.
CCPC Launches New VPP Rolling Mini-Grant Program
CCPC launched Rolling Mini-Grants as part of the county's Vision Partnership Program in 2024, allowing municipalities to apply at any time during the year to quickly implement specific CCPC municipal outreach initiatives that implement Landscapes3 including open space, solar energy, natural resources, affordable housing, active transportation, complete streets, historic villages, and ag-friendly communities. This supports the Landscapes3 Vision by promoting effective multi-municipal and partner cooperation.
2023 VPP Projects
The county's 2023 Vision Partnership Program (VPP) funded various projects totaling nearly $200,000. Projects included a full Zoning Ordinance Update for East Whiteland Township; a Park, Recreation, and Open Space Plan for West Goshen Township; the completion of a Heritage Interpretation Plan for the Harriet Tubman Scenic Byway Commission; ordinance updates for Pennsbury Township; an update of West Chester Borough's 1986 Park, Recreation, and Open Space Master Plan; and a Comprehensive Plan update for West Nantmeal Township.
A+ Homes Starter Initiative
CCPC requested municipalities to participate in a new A+ Homes Starter Initiative in 2023 to address the need for a greater supply of affordably-priced housing for households earning between 60% t0 120% Area Median Income (AMI). The pilot program would include two phases: first a feasibility study for the development of low-density Missing Middle housing types at selected sites, and then the construction and sale of starter home units, contingent upon the first phase feasibility results.
Development Activity
There were a number of developments proposed to CCPC's Act 247 crew in 2023, including Elementary Schools in East Pikeland Township, one in Kennett Township, and one in New Garden Township. Additionally, there were several major projects approved and endorsed for recording that were reviewed in prior years. These include the Sadsbury Commons Development in Sadsbury Township; 113 mobile home units in Honey Brook Township; the Langston Subdivision in East Nottingham Township; a turnpike industrial park in Uwchlan Township; and more.
Rural Landscapes Design Guide Released
In 2023 CCPC released a new design guide providing insight on the planning principles and design elements for new development within the county's rural landscapes. This includes maintaining a low-density development pattern and conserving agricultural lands and sensitive environmental resources.
New Guide Supports Rural Center Design
CCPC released a new design guide in December 2022, focusing on the planning principles and design elements for new development in the county's Rural Center landscapes. This guide is intended for use by developers, design professionals, community members, municipal attorneys, elected officials, administrative staff, engineers, planners, businesses, county planning commission members and staff, and the public.
2022 VPP Projects Announced
Round 1 of the 2022 Vision Partnership Program included three cash grants to the municipalities of Downingtown Borough, West Caln Township, and Upper Uwchlan Township, while round 2 included five cash grants to the municipalities of East Coventry Township, East Fallowfield Township, Phoenixville Borough, West Pikeland Township, and West Whiteland Township.
Institutional Uses Added to Urban Center Landscapes
Avon Grove School District opened a new high school in 2022 featuring state-of-the-art facilities and other amenities. The building provides a safer, modern fire suppression system, a secure vestibule and broad camera coverage, as well as more room for students. The old high school was refurbished and expanded to support three middle school grades (6-8), rather than two.
Residential infill completed in Urban Center Landscapes
New housing developments, such as the Point at Downingtown, opened in 2022 helping to support residential infill within the county's urban center landscapes. Additionally, the Phoenixville Commons Senior Housing Development features 50 senior units and is expected to be completed in the summer of 2024. This also supports the Commissioners pledge to develop 1,000 new affordable rental units throughout the county in the next ten years.
Top Industrial Developments Completed
The five largest industrial developments constructed in 2022 added over 270,000 square feet of manufacturing space to Chester County. The John Rock Building along the Route 30 corridor in Sadsbury Township will be used for manufacturing pallets. The Ridgewood Corporate center in East Cal Township added two units totaling over 100,000 square feet. In Caln Township, AGC Chemicals America expanded their facilities adding fifty percent more manufacturing, quality control lab and office space. And in West Sadsbury, the J. D. Eckman construction company expanded its corporate headquarters.
VPP 25th Anniversary
In 2021, the county's Vision Partnership Program (VPP) celebrated its 25th anniversary. The program was recognized at various times throughout the year, including through a video, highlighted stories, and posts. Over the past 25 years, the VPP has leveraged more than $12 million in funds to municipalities throughout the county in support of planning. This initiative helps to implement the Landscapes3 Vision as it supports new municipal comprehensive plans, zoning ordinances, and other planning tools.
Vision Partnership Program Recipients
Chester County awarded three grants from the first cycle of the 2021 Vision Partnership Program. Awarded projects included a Clean Energy Transition Plan for multiple townships in the Phoenixville area, an update of the Unionville Area Regional Comprehensive Plan, and a study on the economic benefits of rail restoration. During the second cycle, five grants were awarded to 9 municipalities, with three of the five awards for multi-municipal projects. These initiatives help to implement the Landscapes3 Vision, "Guide compatible growth to the county's urban and suburban centers."
Suburban Landscapes Design Guide
In the winter of 2021, CCPC distributed a Suburban Landscapes Design Guide which provides guidance for suburban locations where new development is most likely to occur. The guide addresses Planning Principles including growth outlook, preservation focus, land use patterns, and infrastructure. This initiative helps to implement the Landscapes3 Vision, "Guide compatible growth to the county's urban and suburban centers."
Pinckney Hill Commons (Melton Center Apartments)
The Pinckney Hill Commons is an affordable housing community in West Chester which includes 10 townhomes and a four-story 41-unit apartment building. The property is situated in a walkable area that offers convenient access to places of worship, restaurants, grocery stores, pharmacies, and parks. The neighboring Melton Center offers educational, cultural, and recreational programming. As of December 2021, housing applications were being accepted. This initiative helps to implement the Landscapes3 Vision for Urban Center landscapes.
Tredyffrin Comprehensive Plan Update (VPP)
In 2021, Tredyffrin updated their Comprehensive Plan including an emphasis on new development and the development of commercial and mixed-use areas. The plan includes illustrations of a redevelopment concept for an existing shopping center along Swedesford Road. The illustrations depict traditional neighborhood development characteristics, an interconnected multimodal network with bicycle and pedestrian amenities, and a central green space. This initiative helps to implement the Landscapes3 Vision for Suburban Center landscapes.
Townhomes in the Greystone Development
During 2021, construction progressed at the Woodlands Greystone residential development in West Goshen, long known as the Jerrehian property. The entire property covers 434 acres, 202 of which is open space. The development, which is close to West Chester Borough, includes 158 townhouse units. Greystone included nearly seven miles of trails, and it is nearby to Robert E. Lambert Municipal Park as well. This initiative helps to implement the Landscapes3 Vision for Suburban landscapes.
Weatherstone Town Center
This 24-acre town center development in West Vincent Township is associated with the adjacent 270 unit Weatherstone residential development. The project included the addition of 230 residential units and 120,000 sq/ft of retail and commercial space — some of which is on the first floor. The total project presents characteristics of a Traditional Neighborhood Development. This initiative helps to implement the Landscapes3 Vision for Rural Center landscapes.
West Vincent Township Zoning and SALDO Amendments
In 2021, West Vincent Township made various amendments to improve its design standards related to natural and historic resources in its zoning ordinance. They also made various amendments to improve the requirements during construction, including narrower street width standards, which will help reduce impervious surface coverage, construction costs, maintenance costs, and vehicle speeds. This initiative helps to implement the Landscapes3 Vision for Rural landscapes.
Environmental and Energy Advisory Board
In February 2020, the Chester County Commissioners appointed a new Environmental and Energy Advisory Board to provide recommendations on environmental and energy practices regarding buildings, facilities, and operations; fuels, vehicles, and transportation; energy sources; air quality; and natural resource protection. The establishment of this board helps to implement the r Vision and Landscape Map, "Respond to changing markets, technology and environmental forces."
Vision Partnership Program Funding
In April 2020, seven grant applications to the Vision Partnership Program were approved: open space, recreation and environmental planning in West Bradford; a historic resource survey in East Nantmeal; ordinance updates in Coatesville and London Britain; and comprehensive plans for West Grove, Malvern, and Phoenixville. In the fall, four grants were awarded for comprehensive plans in Willistown and Highland; a Master Corridor Plan in Valley; and comprehensive plan and official map in Highland. This ongoing program helps to encourage municipal consistency with the Landscapes3 Vision and the Landscapes Map.
Mixed-use Development in West Chester
In August 2020, the new 44 West Plaza development opened in West Chester, which occupies the former site of the Mosteller's department store. The four story mixed-use building includes retail and restaurant space on the first floor, with fully occupied office spaces on the upper floors. This development helps to implement the Landscapes3 Vision and Landscapes Map guidance for Urban Centers through its sensitive design that reflects the walkable and historic character of downtown West Chester.
West Brandywine Comprehensive Plan Balances Growth and Preservation
In January 2020, West Brandywine Township adopted a comprehensive plan that addresses changes resulting from the Great Recession of 2008. The plan provides a framework for balancing future growth with protection of natural and historic resources and enhanced transportation networks and trails. This plan helps to implement the Landscapes3 Vision and Landscape Map which calls for different approaches to planning in Suburban and Rural landscapes.
Revitalization Addressed in the Parkesburg Comprehensive Plan
In October 2020, Parkesburg Borough adopted a new comprehensive plan that focuses on revitalization. The new plan identifies five key priorities: community amenities and resources; circulation, connectivity and safety; economic development and revitalization; borough services and infrastructure; and land use and community character. This plan helps to implement the Landscapes3 Vision and Landscape Map, which recommends growth and density in Urban Center landscapes.
The Suburban-Urban Interface and the Valley Comprehensive Plan
In August 2020, Valley Township adopted a new comprehensive plan that responded to development pressures which have caused the Township to become more suburbanized over time. This plan helps to implement the Landscapes3 Vision and Landscape Map, which calls for smart growth planning at communities located at the dynamic interface between Urban and Suburban landscapes.
New Apartment Units at the Flats at Kennett
In June 2020, construction began at the site of the former Frazer Lanes bowling alley along Route 30 in in East Whiteland. The new apartment complex, called "Pendelton at Malvern" will consist of four stories with 225 units and a parking garage. This initiative helps to implement the Landscapes3 Vision and Landscape Map which emphasizes "Revitalized Centers" that "Guide compatible growth to the county's urban and suburban centers."
Unionville Walk Development in Willowdale
During 2020, sales began of the homes in the 42-unit Unionville Walk residential development. The development is located just south of the Willowdale Shopping Center in a part of Marlborough Township designated as a Suburban Landscape. This cluster development with open space fits the Landscape Map Suburban landscape category, which includes "predominantly residential communities with locally-oriented commercial uses and community facilities."
Blue Rock at Elverson
During the summer of 2020, construction and sales began for Blue Rock at Elverson, a 28-lot residential development in Elverson Borough. The units are townhouses with garages surrounded by largely wooded terrain, yet they are located in an Urban Landscape. This development with affordably-priced homes helps to implement the Landscapes3 Vision and Landscapes Map which emphasizes "Revitalized Centers" that "Guide compatible growth to the county's urban and suburban centers."
Avondale Comprehensive Plan addresses Housing
In July 2019, Avondale Borough adopted a comprehensive plan that examined moderate housing needs, walkability, revitalization, and traffic calming. The previous plan dates from 1993, and work on the update began in November 2017. This plan addresses many of the Planning Principles for Urban Centers listed in Landscapes3, such as providing inclusive housing and pedestrian-friendly streets.
London Britain Comprehensive Plan's Rural Focus
In June 2019, London Britain adopted a comprehensive plan focused on maintaining rural character and quality of life through open space preservation, historic preservation, traffic calming, and other techniques. Many of the township's natural lands are within the State-owned White Clay Creek Preserve. The plan was last updated in 2008. The goals in this plan match those for Rural landscapes identified in Landscapes3.
Coventry Mall and the North Coventry Comprehensive Plan
In November 2019, North Coventry adopted a comprehensive plan that addresses senior housing around the Coventry Mall area (along Route 100), mixed uses in its commercial core, resource protection needs, and open space preservation. This plan, which was last amended in 2006, reflects the varying character of the community, which includes Urban Center, Suburban Center, Suburban, and Rural landscapes.
West Goshen Township plans for housing and Redevelopment
In June 2019, West Goshen adopted a comprehensive plan that supports affordably-priced housing, identifies potential redevelopment of a shopping center, and advocates for better bike/pedestrian connections to West Chester. This plan acknowledges that much of the township is developed, and redevelopment will be occurring in the township's Urban Center, Suburban Center, and Suburban landscapes.
Open space and development in the Westtown Comprehensive Plan
In March 2019, Westtown Township adopted a comprehensive plan that supports affordably-priced housing and open space preservation. This plan will guide development and preservation of Westtown and its neighborhoods over the next 20-year planning horizon. The plan's stated focus was "preserving and enhancing Westtown's livability," which addresses many of the Planning Principles for Suburban areas described in Landscapes3.
