Act 247 Referrals. Subdivisions, Land Development, and Zoning PREPARED BY THE CHESTER COUNTY PLANNING COMMISSION

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1 Act 247 Referrals Subdivisions,, and Zoning PREPARED BY THE CHESTER COUNTY PLANNING COMMISSION P C C

2 Information on a specific subdivision, land development, or municipal planning proposal can be obtained at the township, borough, or city office in which the proposal is located. A proposal which has been approved and recorded can be viewed at the Recorder of Deeds Office located at 121 N. Walnut St., Suite 100, West Chester, Pennsylvania, phone number Chester County Planning Commission 601 Westtown Road Suite 270 West Chester, PA Phone: Fax: CHESTER COUNTY BOARD OF COMMISSIONERS Carol Aichele Donald A. Mancini Andrew E. Dinniman

3 Act 247 Referrals Subdivisions,, and Zoning PREPARED BY THE CHESTER COUNTY PLANNING COMMISSION P C C

4 Table of Contents Introduction County Overview Subdivision and land development activity, Subdivision and land development proposals, Proposed lots/units in subdivision and land development applications, Proposed lots/units by land use, Ten municipalities with the most proposed lots/units, Proposed lots/units by municipality, Regional Overview Comparison of subdivision and land development activity by region, 2004 and 2005 Proposed acres and lots/units reviewed by region Regional overview, Regional overview, Proposed plans and lots/units by region, Municipal Overview Subdivision and land development activity by region, 2005 Explanation of inventory data Subdivision and land development proposals, 2005 Northern Federation Region Upper Brandywine Region Eastern Region Coatesville Region Downingtown Region West Chester Region Octorara Region Oxford Region Avon Grove Region Kennett Region Adjusted Data 247 Referrals Adjusted acreage for Adjusted lots/units Additional Act 247 Reviews Zoning, subdivision ordinance, and other review activity

5 Introduction The Act 247 Referrals 2005 is a compilation of subdivision, land development, and ordinance amendment activity reviewed by the Chester County Planning Commission (). The data used to prepare this document were compiled from the individual applications referred by the municipalities to between January 1, 2005 and December 31, The number of plans and their corresponding lots/units are derived from totaling the respective numbers each time a plan is submitted. For example, if a plan for a 100 lot subdivision was submitted in a previous year, it was recorded in that year as one plan with 100 lots. If the same plan was submitted this year, it was again recorded as one plan for 100 lots. This report reflects the total number of plans reviewed in 2005 and may include lots/units reviewed in a previous year. County review is mandatory through legislation entitled, The Pennsylvania Municipalities Planning Code, Act 247, as amended by Act 170 of The legislation requires all subdivision and land development proposals to be submitted to for review and comment prior to municipal action. The tables and data included in this report reflect all proposals received, but not necessarily the number of applications, which were approved by municipal governing bodies. Subdivision includes all division of land for whatever purposes. Creation of parcels, easements, rights-of-way, land transfers, lot-line adjustments, etc. constitute a subdivision. includes those improvements to one lot, or two or more contiguous lots, tracts or parcels of land for any purpose, which involves a group of two or more buildings or tenants. Land development may include construction of a single building on a single lot for one tenant. received 478 plans for review in These plans proposed 8,101 lots or units, which incorporated 14,617 acres of land. The number of plans presented to for review decreased from the number submitted in 2004 (504). The number of lots/units has increased from the previous year s total (6,970). The total acres proposed for development decreased by 233 acres, which represents a 1.6 percent decrease over the 2004 acreage. Applications ranged from property line adjustments to various mixed-use land developments. This inventory is an indication of speculative land use trends in Chester County. Each application represents a proposal in the review stage, leading to development and any proposal that may have since been revised, abandoned, or received municipal approval. This report includes data on square footage, structure use, and number of buildings proposed per land development proposal. 1

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7 County Overview Subdivision and Activity, Review activity decreased in relation to the number of plans received by the Chester County Planning Commission () in received 26 fewer plans in 2005 (478) as they did in 2004 (504). These plans proposed 8,101 lots or units, which included 14,617 acres of land and miles of new roads. The number of lots/units proposed increased by 16 percent compared to the 2004 figure. Concentration of development activity was primarily located along the Route 30 corridor and in the southern portion of the County. reviewed 7,816 residential and agricultural lots/units on 10,527 acres, which resulted in an average of 1.35 acres per lot. The number of lots/units increased by 1,134 lots/units (17 percent) over the residential total for reviewed 4,298 multi-family lots/units in 2005, which is 1,958 more than the 2004 multi-family total. The County did not receive any submissions for mobile home subdivisions or land developments in also reviewed 285 lots/units of commercial, industrial, and institutional use totaling over 5.18 million square feet of development on 4,090 acres, which resulted in an average of acres per lot. The number of institutional lots reviewed during 2005 (63), saw no significant change from the 2004 figure of 65 lots. The figures for commercial and industrial lots reviewed in 2005, increased by five units and decreased by two units respectively. The 5.18 million square foot figure shows a decrease of slightly less than one hundred thousand square feet or a 1.9 percent decrease over the 2004 figure. 3

8 Subdivision and land development proposals, Proposed lots/units in subdivision and land development applications, ,467 6,063 4,995 5,719 6,019 6,425 8,843 9,402 7,752 6,970 8,

9 Proposed lots/units by land use, Single family residential/agricultural 2,227 4, Commercial ,635 4,124 4,721 5, * ,667 4, ,627 3, Multi-family residential 2, , Industrial ,457 3, ,348 2, ,093 2,340 3,955 4, * Institutional 77* Mobile home * * 100% Consistent with LANDSCAPES Consistent with Landscapes Total 5

10 Ten municipalities with the most proposed lots/units, 2005 These ten municipalities accounted for 63% of all lots/units proposed within Chester County in West Goshen Township (813 Units) 2 East Whiteland Township (682 Units) 3 East Brandywine Township (677 Units) 4 SadsburyTownship (627 Units) 5 Coatesville City (616 Units) 6 East Nottingham Township (388 Units) 7 Penn Township (344 Units) 8 Phoenixville Borough (333 Units) 9 Parkesburg Township (332 Units) 10 Franklin Township (286 Units) Proposed lots/units by municipality, 2005 Total lots/units Municipalities Over

11 West Nottingham 8 Regional Overview Comparison of Subdivision and Activity by Region, 2004 and 2005 The County has been organized into ten regions based on geographical homogeneity and do not necessarily represent the regional planning groups which also exist in the County. Regions are identified as follows: 1 Northern Federation 2 Upper Brandywine 3 Eastern 4 Coatesville 5 Downingtown 6 West Chester 7 Octorara 8 Oxford 9 Avon-Grove 10 Kennett Lower Oxford Oxford West Sadsbury Atglen West Fallowfield Upper Oxford East Nottingham Parkesburg 7 Honey Brook Borough Sadsbury Elk West Caln Highland Honey Brook Londonderry Penn New London Elverson 4 Valley West Nantmeal West Brandywine East Fallowfield West Grove West Marlborough London Grove 9 Franklin 2 Coatesville S. Coatesville Modena Avondale London Britain Warwick Wallace East Nantmeal East Brandywine Caln West Bradford New Garden Newlin Upper Uwchlan East Marlborough Kennett Square North Coventry South Coventry Uwchlan East Caln Downingtown 5 1 Pocopson Kennett West Vincent 10 East Coventry West Pikeland West Whiteland Pennsbury East Vincent West Goshen West Chester East Bradford 6 Birmingham East Pikeland Charlestown East Whiteland Thornbury East Goshen Westtown Spring City Phoenixville Malvern Schuylkill 3 Willistown Tredyffrin Easttown 7

12 Comparison Tables, The following tables provide review totals for 2004 and 2005 by sub-county region. Table 1 illustrates the comparison between 2004 and 2005 totals for acreage involved and lots/units proposed for subdivision and land development proposals by region. Tables 2 and 3 provide additional information on acreage, linear feet of proposed road, and units by use category in each region for 2004 and 2005, respectively. Table 1 Proposed acres and lots/units reviewed by region Acres Lots/Units Region % Change % Change Northern Federation 1,409 1, Upper Brandywine 2,496 2, , Eastern 1,229 2, , Coatesville 1,672 1, , Downingtown 1, West Chester 647 2, , Octorara 1, , Oxford 1,827 1, Avon Grove 1,867 1, Kennett 1, County Total 14,849 14, ,970 8, Note: Acres are rounded to the nearest whole number. 8

13 Table 2 Regional overview, 2004 Total Roads lots/ Region Acres lin. ft. SF/A MFR MH COM IND INS units Northern Federation 1,409 22, Upper Brandywine 2,496 52, Eastern 1,229 22, Coatesville 1,672 85,184 1, ,225 Downingtown 1,412 17, West Chester , Octorara 1,285 20, Oxford 1,827 51, Avon Grove 1,867 36, Kennett 1,005 15, County Total 14, ,387 4,037 2, ,970 Table 3 Regional overview, 2005 Total Roads lots/ Region Acres lin. ft. SF/A MFR MH COM IND INS units Northern Federation 1,192 26, Upper Brandywine 2,803 72, ,232 Eastern 2,147 30, ,352 Coatesville 1,118 25, Downingtown , West Chester 2,087 81, ,258 Octorara , ,029 Oxford 1,412 23, Avon Grove 1,496 31, Kennett , County Total 14, ,521 3,518 4, ,101 Note: Acres are rounded to the nearest whole number. SF/A MFR MH COM IND INS Single family/agriculture Multi-family residential Mobile home Commercial Industrial Institutional 9

14 Proposed plans and lots/units by region, 2005 No. of No. of No. of No. of Region plans lots/units Region plans lots/units 1. Northern Federation West Chester 59 1, Upper Brandywine 44 1, Octorara 34 1, Eastern 98 1, Oxford Coatesville Avon-Grove Downingtown Kennett North Coventry West Nottingham 8 Lower Oxford Oxford West Sadsbury Atglen West Fallowfield Upper Oxford East Nottingham Parkesburg 7 Honey Brook Borough Sadsbury Elk West Caln Highland Honey Brook Londonderry Penn New London Elverson 4 Valley West Nantmeal West Brandywine East Fallowfield West Grove West Marlborough London Grove 9 Franklin 2 Coatesville S. Coatesville Modena Avondale London Britain Warwick Wallace East Nantmeal East Brandywine Caln West Bradford New Garden Newlin Upper Uwchlan East Marlborough South Coventry Uwchlan East Caln Downingtown 5 Kennett Square 1 Pocopson Kennett West Vincent 10 East Coventry West Pikeland West Whiteland Pennsbury East Vincent West Goshen West Chester East Bradford 6 Birmingham East Pikeland Charlestown East Whiteland Thornbury East Goshen Westtown Spring City Phoenixville Malvern Schuylkill 3 Willistown Total lots/units Tredyffrin Easttown Over

15 Municipal Overview Subdivision and Activity by Region, 2005 Explanation of inventory data Region map Symbol on map The identification of individual subdivision and land development applications on region maps (shown as a dot ) and region inventory charts begins with the number 1 in each region. This system maintains a tabulation of how many applications were submitted within each region and assists the reader in pinpointing data and location for a specific proposal. Chester County Planning Commission file number Each subdivision and land development application is assigned a Chester County Planning Commission () file number. A proposal for a tract of land on which no previous activity has occurred in years past is assigned a new number; new file numbers are consecutive since the time the began reviewing plans. Subsequent activity on the same property retains the same number. In this way, a history of activity for a parcel of land is kept under the same file number. Application inventory chart Owner, applicant or development name The title of the plan for each application is included within the inventory. This title is indicated on the plan. It could be the name of the landowner, corporation, or development. Occasionally, the name of a project will change with plan revisions, between design and construction stages, or with change of ownership. In this case, the location of the property or the file number is needed to obtain data relative to a project. Tax parcel number(s) As another identification and location method, the tax parcel number or numbers of the property on which a proposal is located are noted. Area (in acres) Area represents the entire acreage of a tax parcel for which a proposal is being considered. This figure is independent of whether the entire property is involved in a proposal or just a portion. For example, a property owner with 100 acres may create a one acre lot. In actuality, only one acre is being developed, but two new lots are being created a parcel of one acre and another of 99 acres. Consequently, the area totals in the inventory 11

16 charts represent more area than is actually proposed to be developed. Road length (in linear feet) The length of new roads proposed within an application is represented in this column. Those projects, which do not propose the construction of new roads, are represented by a hyphen. The figure represents roads, which are designed to be either offered for dedication as public roads, or private roads that will be commonly owned and maintained. Single Family/Agriculture (SF/A) The figures in this column represent the number of lots within a proposal which involved single family residential or agricultural development. Multiple Family Residential (MFR) This category represents multiple-family proposals in which units or lots are rented or held in either fee simple or condominium ownership. Conversions to fee simple townhouse or condominium are included within this category, as are apartment uses. All lots within an application which fall under this category are combined. The figures are independent of specific types and proposed density. Mobile Home (MH) The mobile home category includes lots, which are designed for or contain a mobile home unit, whether on a separate lot or a rented lot within a mobile home park. Commercial (COM) The commercial category includes all lots planned, zoned or used for commercial use. In the event of only one lot being proposed within an application, the project involves a land development plan on an existing lot. Institutional (INS) The institutional category includes all lots which pertain to religious, educational or governmental uses. In the event that one lot has been proposed, the project involves a development plan on an existing lot. Total Proposed (Total) This column represents the total number of lots/units proposed per application regardless of land use type. Structure square footage chart Municipality/ file number/applicant This information is repeated within the structure square footage chart for cross reference to the application inventory chart. Square footage This column identifies total square footage proposed per land development proposal. Structure use Structure use indicates the intended use of structure or structures proposed by the land development. Number of buildings The number of buildings proposed per land development is indicated within this column. Number of units The number of lots/units proposed per subdivision/land development is indicated within this column. Industrial (IND) The industrial category includes all lots planned, zoned or used for industrial use. In the event that one lot has been proposed, the project involves a land development plan on an existing lot. 12

17 Region 1 Northern Federation Region Subdivision and Proposals, 2005 Chester County, Pennsylvania North Coventry ,16 18 East Coventry Warwick 23 South Coventry East Vincent East Nantmeal ,34 30 West Vincent 40, Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

18 Region 1 Northern Federation Region The Northern Federation Region is comprised of seven townships bounded on the north by Berks and Montgomery Counties. This region contains agricultural lands, rolling wooded terrain, and stream valleys. Environmental constraints such as steep slopes, poor soils, and floodplains have had a strong influence upon subdivision and land development activity in the region. The majority of this region is served by on-site water and sewer facilities. Significant development activity in the late 1990s through 2000 occurred in East Coventry, and East and West Vincent Townships. In recent years ( ), the greatest development activity, in terms of the number of proposed lots/units, again occurred in West Vincent, East Coventry, and East Vincent Townships. East Coventry, South Coventry, and West Vincent Townships participated in the Vision Partnership Program to update their municipal planning documents in The region was tied for fifth ranked in the number of plans submitted for review in the year 2005 (it was sixth in 2004) and eighth in the number of proposed lots/units (it was ninth in 2003 and 2004). Approximately 80 percent of the proposed lots/units were for single-family dwellings, 17 percent were for multi-family dwellings, while the remainder were for non-residential uses. The region ranked sixth in the number of acres proposed for development in 2005 (it was also ranked sixth in 2004). West Vincent Township submitted the most plans (12), followed by North Coventry Township (8), and East Vincent Township (6). East Vincent Township submitted the most proposed lots/units (231), followed by West Vincent Township (57), and East Nantmeal Township (52). Of the 41 submissions to Northern Federation Region municipalities, the Soltys-Seven Stars Road proposal in East Vincent Township was the single largest residential proposal, with 66 townhouse (condominium) units. Other large residential proposals included the Vanderbilt proposal in East Vincent Township (50 lots), and the Soltys- Buckwalter Road proposal in East Vincent (48 lots/units). The largest non-residential land development proposal was the Town Square Plaza development in North Coventry Township, which proposed the construction of 245,006 square foot shopping center complex. Other non-residential submissions included the Owen J. Roberts School District in South Coventry Township, which proposed the construction of a 126,000 square foot building addition to the existing high school, and the Owen J. Roberts School District in West Vincent Township, a 84,475 square foot elementary school building. While the number of plans submitted from this region s municipalities decreased from 49 in 2004 to 41 in 2005, the number of lots/units increased by approximately 9 percent from 393 in 2004 to 428 in The acreage proposed for development decreased from 1,409 acres to 1,192 acres, an approximate 15 percent decrease. 14

19 Region 1 Northern Federation Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total East Coventry J & J SHARP SD CINGULAR PENNSYLVANIA LD YORGEY, DOROTHY SD Municipal Totals East Nantmeal BACHICH FAMILY LP FRENCH CREEK GOLF CLUB & THE VILLAGE CAMPHILL SOLTANE BUILDING 17 LD E HILL, MARY SD ETTELSON, PHILIP SD Municipal Totals East Vincent KENTWELL, RICHARD & JUNE SD VANDERBILT SD SOLTYS - BUCKWALTER ROAD SD EDWIN & CAROL TODD SD KEEN ROAD SD SOLTYS - SEVEN STARS ROAD SD Municipal Totals North Coventry WAWA SD WAWA LD TOWN SQUARE PLAZA EVANS, LEONARD F. LD A TEMPLE ESTATES SD SOMOGYI, PAUL & NELLIE SD RED OAK VILLAGE SD NORCO FIRE COMPANY LD 17-3G-58-E Municipal Totals South Coventry OWEN J. ROBERTS SCHOOL DISTRICT E BELLO TERRENO SD WATERS, ROBERT & CYNTHIA SD SPOTTS, JAMES & JEAN SD SMALLEY, JOHN SD Municipal Totals Warwick SWEETBRIAR SD HORNER, CARL & LINDA SD Municipal Totals Denotes additional parcel numbers not listed 15

20 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total West Vincent DAVIS, PAULINE A. SD SEIBERT, MARY SD G HARD SCRABBLE FARM CHARLTON, JEANNE SD CHARLTON SD PORTER TRACT FAUNCE, WESLEY & RUTH SD WETHERHOLD SD OWEN J. ROBERTS ELEMENTARY SCHOOL LD HAIRSTON, ROOSEVELT JR. SD BIRCH RUN VILLAGE SD BIRCHRUN VILLAGE LD Municipal Totals Region Totals 1, , Region 1 Northern Federation Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage EEast Coventry CINGULAR PENNSYLVANIA LD 336 Commercial East Nantmeal CAMPHILL SOLTANE BUILDING 17 LD 2137 Institution North Coventry WAWA LD 4911 Commercial North Coventry TOWN SQUARE PLAZA Commercial Retail North Coventry NORCO FIRE COMPANY LD 4398 Addition to Existing Institution South Coventry OWEN J. ROBERTS SCHOOL DISTRICT Addition to Existing Institution West Vincent OWEN J. ROBERTS ELEMENTARY SCHOOL Institution West Vincent BIRCHRUN VILLAGE LD 7500 Commercial Office Building Region Totals 8 474, Denotes additional parcel numbers not listed 16

21 Region 2 Upper Brandywine Region Subdivision and Proposals, 2005 Chester County, Pennsylvania 7,8 9 Elverson Honey Brook Borough Honey Brook Township West Nantmeal West Brandywine Wallace 33,34 36, East Brandywine Upper Uwchlan 24 19, , Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

22 Region 2 Upper Brandywine Region The Upper Brandywine Region is comprised of two boroughs and six townships situated along the East and West Branches of the Brandywine Creek in the northwest portion of the county. The region is characterized by farmland, rolling hills and the headwaters and stream system of the Brandywine Creek. The majority of this region is served by on-site water and sewer facilities. Elverson and Honey Brook Boroughs, as well as a small portion of adjacent Honey Brook Township, are served by public water and sewer. Many private treatment plants, community on-lot disposal systems and wells have been constructed within the region to serve schools, mobile home parks, and medium to high density development. In the late 1990s through the year 2000, development activity occurred mostly in Upper Uwchlan, West Brandywine, and Honey Brook Townships. In recent years (2001 through 2005), the greatest development activity, in terms of the number of proposed lots/units, occurred in Upper Uwchlan, East Brandywine, and Honey Brook Townships. East Brandywine, Honey Brook, and West Brandywine Townships and Honey Brook Borough participated in the Vision Partnership Program to update their planning documents in The Upper Brandywine Region was fourth in the number of plans submitted for review in 2005 (it was seventh in 2004), and the region was ranked third in the number of proposed lots/units (it was second in 2004). Approximately 45 percent of the proposed lots/units were for single family residential uses, 52 percent were for multi-family dwellings, and the remainder were for commercial/industrial uses. The region was first in the County in the number of acres proposed for development in 2005 (it was also first in 2003 and 2004). Honey Brook and West Brandywine Townships submitted the most plans (both with 8), followed by Wallace Township (7) and East Brandywine and Upper Uwchlan Townships (both with 6). Of the 44 submissions from Upper Brandywine Region municipalities, the Overlook Road Farm development in East Brandywine Township was the largest residential proposal, with 655 lots/units, followed by the Hamilton Tract development in Wallace Township (222 lots/units) and the Briarcrest development in Honey Brook Township (66 townhouse units). The Hankin Group proposal in Upper Uwchlan Township (the construction of three office/warehouse buildings totaling 144,264 square feet) was the largest land development in the Upper Brandywine Region, followed by the Wallace Elementary School project in Wallace Township (an 87,400 square foot school building), the St. Peters Church development in West Brandywine Township (a 42,000 square foot church facility). Compared to 2004, the region experienced an 8 percent decrease in the number of plans submitted, from 48 in 2004 to 44 in However, the total number of lots/units increased from 855 lots/units in 2004 to 1,232 in 2005, representing a 44 percent increase from

23 Region 2 Upper Brandywine Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total East Brandywine NEWLIN, FRANK & PATRICIA OVERLOOK ROAD FARM MUNICIPAL COMPLEX LD E MULLRAY BUILDERS SD FORGE HILL SD CMR DEVELOPMENT SD Municipal Totals Elverson Borough PARKSIDE AT ELVERSON PARKSIDE AT ELVERSON PHASE II QUAKER - JACOBS SD Municipal Totals Honey Brook Borough LEPARULO, ANTHONY & TARA SD Municipal Totals Honey Brook Township WHITEHORSE GLEN STOLTZFUS, GIDEON & LAVINA MARBERGER LD BUDIS, JOE RESIDENTIAL LD BRIARCREST OF CHESCO SD KAUFFMAN, BENJAMIN & ANNIE SD KAUFFMAN, JOHN & BARBARA SD STOLTZFUS, BENUEL & MALINDA SD Municipal Totals Upper Uwchlan POPJOY, ESTATE OF EMILY I. SD POPJOY, ESTATE OF EMILY I. SD HANKIN GROUP SD LOTS 10 & HANKIN GROUP LD LOTS 10 & EAGLE INDUSTIAL PARK LOT APEX CONSTRUCTORS Municipal Totals Wallace HAMILTON TRACT PHASE I SD CORNERSTONE COMMUNITIES SD OLD ORCHARD ESTATES SD LOUDERBACK, PAUL & JOANNE SD HARLAN, RUSSELL & KARLA SD COLTS FOOT SD WALLACE ELEMENTARY SCHOOL LD E Municipal Totals Denotes additional parcel numbers not listed 19

24 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total West Brandywine BRYANT, JAMES P. SD JANIEC BUILDERS SD BARN AT PLANK FARM LD GOLF ZONE LD ST. PETERS CHURCH SD ST. PETERS CHURCH LD NUNEMAKER, JOHN K. SD HURLEY ROAD SD Municipal Totals West Nantmeal FRENCH CREEK GOLF CLUB SD CANDLEFORD SD MCLUCAS, JOHN SD LEINBERGER, PETER SD TUSTIN, MARYANN F. SD Municipal Totals Region Totals 2, , ,232 Region 2 Upper Brandywine Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage East Brandywine MUNICIPAL COMPLEX LD Institution Honey Brook Twp MARBERGER LD 7200 Commercial Upper Uwchlan HANKIN GROUP LD LOTS 10 & Commercial Office/Warehouse Upper Uwchlan EAGLE INDUSTIAL PARK LOT Industrial Wallace WALLACE ELEMENTARY SCHOOL LD Institution West Brandywine GOLF ZONE LD 800 Commercial West Brandywine ST. PETERS CHURCH LD Institution Office Building Region Totals 7 322, Denotes additional parcel numbers not listed 20

25 Region 3 Eastern Region Subdivision and Proposals, 2005 Chester County, Pennsylvania 59 Spring City East Pikeland 13 Phoenixville Schuylkill West 57 Pikeland Charlestown 1 70,71 76 Tredyffrin ,22, , , , Easttown 87, Malvern , East Whiteland , ,81 75, ,65, Willistown 94 92, Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

26 Region 3 Eastern Region The Eastern Region is made up of eight townships and three boroughs. The region contains some of the oldest suburban development found within the County. The region has experienced considerable commercial, office and industrial activity, which continues to this day. The U.S. Route 202 corridor traverses the center of the region and serves as the artery for the largest employment area in the County. Each of the municipalities in the region is almost entirely served by public water and sewer. Several private treatment plants and community on-lot disposal systems and wells have been constructed in areas outside of public water and sewer service areas. Development activity in the late 1990s through 2000 was concentrated in East Whiteland, Charlestown and Schuylkill Townships. In recent years (2001 through 2005), significant development activity occurred in Phoenixville Borough, East Whiteland, and Willistown Townships. Malvern Borough, Easttown, East Whiteland, and West Pikeland Townships participated in the Vision Partnership Program to update their planning documents in The region was first in the County in the number of plans submitted for review in 2005 (it was also first for the previous four years) and it was also first in the number of lots/units proposed (it was sixth in 2004). Approximately 22 percent of the proposed lots/units were for single family residential uses, 72 percent were for multi-family dwellings, and the remainder were for commercial/industrial uses. The region ranked second in the number of acres proposed for development (it had ranked eighth in 2004). East Whiteland accounted for the most plans submitted for review (23 plans), followed by Tredyffrin Township (21) and Willistown Township (with 13). Of the 98 submissions to Eastern Region municipalities, the largest proposal in the Eastern Region, for both the total number of residential units and non-residential structural square footage, was the Worthington development in East Whiteland Township (a mixed use development with 600 residential units, 529,743 square feet of retail/commercial space in ten structures, and 700,000 square feet of office space in 5 structures). Other major residential development proposals included the Quarters at French Creek development in Phoenixville Borough (142 units) and the Spring Oak development in Charlestown Township (126 lots/units). The region was ranked first in the County for the number of non-residential development plans submitted for review (it was first in 2003 and tied for first in 2004), and also ranked first for the total structural square footage proposed for non-residential development (1,905,365 square feet). In addition to the Worthington Steel site, other major development proposals in the Eastern Region included the French Creek-Lot O Retail development in Phoenixville Borough (a mixed use development with 58 townhouses located above 59,584 square feet of first floor retail space, a 14,256 square-foot three story office building and a six story parking structure), and the Phoenixville Area YMCA Expansion in Schuylkill Township (a 55,000 square foot expansion of the existing facility). The number of plans submitted from the Eastern Region s municipalities increased from 68 in 2004 to 98 in 2005, and the number of acres proposed for development increased from 1,229 acres in 2004 to 2,147 in 2005, a 75 percent increase. 22

27 Region 3 Eastern Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total Charlestown GREAT VALLEY PET HOTEL LD A SEIBERT, THOMAS J. SD SPRING OAK RESIDENTIAL SD STONOROV SD CHARLESTOWN WOODS SD JOOS, ROBERT M. SD DESFOR FARM LD JENKINS PROPERTY SD ASHFORD SD EPSTEIN, CHARLES & ROSLYN SD Municipal Totals East Pikeland WALSH SD COCCIA TRACT SD MILLER PROPERTY SD 26-2P Municipal Totals East Whiteland REAGENT INFORMATION STORAGE LD B QUARRY RIDGE SD PARCEL B SD QUARRY RIDGE PARCEL B PHASE I LD BETH CHAIM CONGREGATION SD MATADOR RESTAURANT LD WHAT A GOOD DOG LD LOTS RUBY TUESDAY'S LD WORTHINGTON OFFICE LD WORTHINGTON SD WORTHINGTON RETAIL/ COMMERCIAL LD WORTHINGTON RESIDENTIAL LD LOCKWOOD MANSION DEERFIELD CORPORATE CENTER UNIT D BUETTNER SD PELLE'S AUTOMOTIVE 42-3R FARLEY SD PENN LIBERTY BANK LD D'AGOSTINO BUILDERS SD WATTERS & MELLON SD MAGANAS - MALVERN GLASS LD BLUE WATER PROPERTIES SD NORTHLIGHT CORPORATE HEADQUARTERS LD FLAT ROAD TRACT SD Municipal Totals Easttown UPPER MAIN LINE YMCA E FARLEY, MARK SD 55-2H BERWYN SHOPPING CENTER LD 55-2H TERRACES ON EXETER LOT 2 SD 55-3P THOMPSON, CHRISTOPHER & SANDRA SD Municipal Totals Denotes additional parcel numbers not listed 23

28 Map Owner/applicant ortax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total Malvern Borough MCMOUR LTD. PARTNERSHIP LD ATWIN INVESTMENTS PETERSON CONSTRUCTION CORPORATION CIFA, SILVIO & SUSAN SD Municipal Totals Phoenixville Borough QUARTERS AT FRENCH CREEK FRENCH CREEK LOT 'O' RETAIL NORTHRIDGE VILLAGE PHASE V SD HASTINGS INVESTMENT SD RUSSO, MICHAEL SD BYRNE BUILDING LD PHOENIXVILLE ACME SD PHOENIXVILLE ACME LD Municipal Totals Schuylkill PHOENIXVILLE AREA YMCA E VALLEY FORGE CHRISTIAN COLLEGE ACADEMIC E MASTERS, SUE ELLEN SD O'DONNELL, ALICIA W. SD BONANNI SD Municipal Totals Spring City HECKLE AVE - MCGUIGAN SD GARVEY, JOSEPH & BETH SD Municipal Totals Tredyffrin CHESTERFIELD PARKWAY EXTENSION WOODS SD 43-10J FIRST BAPTIST CHURCH 43-6R-37.1-E ST. DAVIDS GOLF CLUB 43-11D ST. DAVIDS GOLF CLUB 43-11D SAINT DAVIDS GOLF CLUB 43-11D MAYES PROPERTY 43-4H CHRISTIAN, J. J. & CO., INC. SD 43-9L ROBINSON, GARY & MYRA SD 43-10D NVS CUSTOM HOMES, LP SD LEBOUTILLIER ROAD ASSOCIATES, LP SD ST. LUKE EVANGELICAL LUTHERAN CHURCH LD 43-11E-58-E GROSS, KENNETH S. INVESTMENT GROUP, INC. 43-9L GROSS, KENNETH S. INVESTMENT GROUP LD 43-9L DEVON HILL MOTORS SD 43-11F DEVON HILL MOTORS LD 43-11F BENTLEY BY DESIGN SD 43-10J ZAKARIJA, IKO Z. SD 43-10J BROOK, JOHN, MARY & GEORGE SD 43-11D & 341 EAST CONESTOGA ROAD SD 43-11F & 341 EAST CONESTOGA ROAD LD 43-11F Municipal Totals Denotes additional parcel numbers not listed 24

29 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total West Pikeland SOTO, LAURA L. LD D'AGOSTINO BUILDERS SD YELLOW SPRINGS FARM SD HIRCOCK & PERRY SD Municipal Totals Willistown BRYN MAWR REHABILITATION HOSPITAL COMMERCE BANK 54-1L COMMERCE BANK LD 54-1L ST. FRANCIS IN THE FIELDS E MALVERN SCHOOL LD STOUT, SANDY 54-1P ALLIANCE BANK SD ALLIANCE BANK LD DELCHESTER GROUP, INC. SD DEVON ROAD PAOLI SD PURNA PARTNERSHIPS SD MOORHATCH, JOSEPH & ROSALIE SD 54-1K WALTON, JOHN & MARIE SD 54-1K Municipal Totals Region Totals 2, , ,352 Region 3 Eastern Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage Charlestown GREAT VALLEY PET HOTEL LD Commercial East Whiteland REAGENT INFORMATION STORAGE LD Industrial Warehouse East Whiteland QUARRY RIDGE PARCEL B PHASE I LD Commercial Hotel/Resort/Inn East Whiteland MATADOR RESTAURANT LD Commercial Office Building Restaurant East Whiteland WHAT A GOOD DOG LD LOTS Commercial East Whiteland RUBY TUESDAY'S LD 4658 Commercial Restaurant East Whiteland WORTHINGTON OFFICE LD Commercial Office Building East Whiteland WORTHINGTON RETAIL/COMMERCIAL LD Commercial Retail East Whiteland PELLE'S AUTOMOTIVE 2475 Commercial Denotes additional parcel numbers not listed 25

30 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage East Whiteland PENN LIBERTY BANK LD 2546 Bank Commercial East Whiteland NORTHLIGHT CORPORATE HEADQUARTERS Commercial Office/Warehouse Easttown UPPER MAIN LINE YMCA Institution Easttown BERWYN SHOPPING CENTER LD 2783 Addition to Existing Commercial Malvern Boro MCMOUR LTD. PARTNERSHIP LD 2538 Addition to Existing Industrial Phoenixville Boro FRENCH CREEK LOT 'O' RETAIL Commercial Office Building Retail Town-House Phoenixville Boro BYRNE BUILDING LD Apartment Commercial Office Building Phoenixville Boro PHOENIXVILLE ACME LD Commercial Retail Schuylkill PHOENIXVILLE AREA YMCA Addition to Existing Institution Schuylkill VALLEY FORGE CHRISTIAN COLLEGE Institution Tredyffrin FIRST BAPTIST CHURCH 6000 Institution Tredyffrin ST. DAVIDS GOLF CLUB 4287 Addition to Existing Commercial Tredyffrin ST. DAVIDS GOLF CLUB Commercial Tredyffrin SAINT DAVIDS GOLF CLUB 1225 Commercial Tredyffrin ST. LUKE EVANGELICAL LUTHERAN 1790 Addition to Existing Institution Tredyffrin DEVON HILL MOTORS LD 1801 Addition to Existing Commercial Tredyffrin & 341 EAST CONESTOGA ROAD LD 7800 Commercial Office Building Willistown COMMERCE BANK LD 4099 Bank Commercial Willistown ST. FRANCIS IN THE FIELDS 745 Addition to Existing Institution Willistown MALVERN SCHOOL LD 3942 Institution Willistown ALLIANCE BANK LD Commercial Region Totals 30 1,905,

31 Region 4 Coatesville Region Subdivision and Proposals, 2005 Chester County, Pennsylvania West Caln , ,24 Caln Valley Coatesville ,16 South 25,26 Coatesville Modena East Fallowfield Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

32 Region 4 Coatesville Region The Coatesville Region consists of four townships, two boroughs, and one city located within the central portion of the Brandywine Creek watershed. Extensive commercial and industrial development and multi-family housing characterize the boroughs and city. Modena and South Coatesville Boroughs, the City of Coatesville and Caln Township, as well as a portion of Valley Township are served by public water and sewer facilities. East Fallowfield and West Caln Townships rely primarily upon on-site water and sewer facilities. Several private treatment plants, community on-lot disposal systems and wells have been constructed within the region. Over the past decade, subdivision and land development activity has increased in areas outside of the urban core along Routes 30, 82, and 340. Significant activity during the past ten years has involved Caln, East Fallowfield, and West Caln Townships and the City of Coatesville. Caln and West Caln Townships participated in the Vision Partnership Program to update their planning documents during The region was in ninth position regarding the number of total plans submitted for review in 2005, compared to third position in 2004 and sixth position in 2003 (when it was tied with the Downingtown Region). It was also in third position in The region ranked fourth in the number of proposed non-residential lots/units, compared to fifth in 2004 and in eighth position in 2003 (when it was tied with the Oxford Region). Almost 97 percent of the proposed lots were for residential uses (903 of 933 lots), which is essentially unchanged since The region ranked seventh in the total number of total acres proposed for development in 2005 (1,118 acres, down from 1,672 acres in 2004 but up from 978 acres in 2003). When compared to 2004, the region experienced a 33 percent decrease in total acres proposed for development. The City of Coatesville accounted for the greatest number of lots/units in the region in 2005 (West Caln held this distinction in 2004), with 66 percent of the lots/units that were submitted for review (616 of 933 lots/units). Valley Township was second, with 209 lots/units or 22 percent of the region's total. Of the 616 lots/units proposed in the City of Coatesville, 609 (99 percent) were for residential land uses and all were proposed as townhouse units. While no mobile homes were proposed in the region in 2005, East Fallowfield Township accounted for 277 mobile homes in 2004 (no mobile home units were proposed in 2003). The Brandywine View land development in Coatesville (located east of Route 82) proposed 569 residential units. The second-largest development in the region was the 173-unit Hill Farm Phase II townhouse development in Valley Township, which accounted for 83 percent of all of the lots/units in the township for the year. The total number of single-family/agricultural lots that were proposed in the region for 2005 (121) is significantly fewer than the number that was proposed in 2004 (1,106). The number of townhouse lots/units proposed in 2005 (782) was also less than the number of townhouse units that were proposed in 2004 (811). The region ranked seventh in non-residential land development plans submitted in 2005, compared to ninth place in both 2004 and 2003, with nine plans submitted (nine plans were also submitted in 2004). Notably, more than one million square feet of non-residential floor area were proposed in 2004, but only 431,191 square feet were proposed in The year 2005 figure represents an increase from 212,272 square feet that was proposed in 2003 and 200,622 square feet proposed in The year 2005 decrease from 2004 moved the region into fourth place among the ten regions in the category of structural square footage, a change from first place in 2004, ninth place in 2003 and seventh place in

33 Region 4 Coatesville Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total Caln HANDI-CRAFTERS LD A-E MGJAD LD DOWNINGTOWN MIDDLE SCHOOL CLASSROOM E BRANDYWINE HOSPITAL CARDIAC LAB SOUTHWOODS SD 39-3L THORNDALE SHOPPING CENTER TOWNSHIP MUNICIPAL COMPLEX LD MCILVAINE & GEISSLER PROPERTIES SD LUMBER YARD LD LUMBER YARD LD LOUANNA AVENUE LOTS 336 THRU 344 SD 39-4M Municipal Totals Coatesville City BOND HOUSE PROJECT MOUNT PLEASANT BONDHOUSE PROJECT SD E BRANDYWINE VIEW LD BRANDYWINE HEALTH & HOUSING SD BRANDYWINE HEALTH & HOUSING LD Municipal Totals East Fallowfield SEDER, JEFFREY SD A ELKINS, DR. WILLIAM L. SD ONB INC - JOHNSTON PROPERTY SD Municipal Totals South Coatesville CITY CONSTRUCTION COMPANY SD Municipal Totals Valley WOODLAND POINT SD 38-5B HILL FARM PHASE II HIGHLANDS CORPORATE CENTER - HIGH CTDI - HIGHLANDS CORPORATE CENTER LD VALLEY VIEW SD VALLEY VIEW SD LONDON, DANIEL L. SD Municipal Totals Denotes additional parcel numbers not listed 29

34 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total West Caln BALDWIN, ROBERT & SELEMA SD B COUNTRY MEADOWS SD SIMMERS BUILDERS GREGOR, STEVE JR. SD ELS, WERNER & MAUREEN SD DOBLER, FRANZ & ELIZABETH SD KLINOVSKI, RAYMOND & EVELYN SD HARMONY, JENNIFER M. SD Municipal Totals Region Totals 1, , Region 4 Coatesville Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage Caln HANDI-CRAFTERS LD 9483 Addition to Existing Institution Caln MGJAD LD Industrial Office/Warehouse Caln DOWNINGTOWN MIDDLE SCHOOL 5394 Institution Caln BRANDYWINE HOSPITAL CARDIAC LAB 1224 Hospital Institution Caln TOWNSHIP MUNICIPAL COMPLEX LD Institution Caln LUMBER YARD LD 3900 Commercial Retail Addition to Existing Caln LUMBER YARD LD 3900 Commercial Coatesville City BRANDYWINE HEALTH & HOUSING LD Apartment Medical Building Valley CTDI - HIGHLANDS CORPORATE CENTER LD Industrial Region Totals 9 431, Denotes additional parcel numbers not listed 30

35 Region 5 Downingtown Region Subdivision and Proposals, 2005 Chester County, Pennsylvania 7 Downingtown B usine s s Route ,10 17 Uwchlan 1 12 East Caln , , West Whiteland 32 Business Route West Bradford ,28 Newlin Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

36 Region 5 Downingtown Region The Downingtown Region is comprised of five townships and one borough centrally located within the County. The Downingtown Interchange of the Pennsylvania Turnpike is located in Uwchlan Township and State Routes 30, 100, 322, and 162 pass through the region. The commuter rail network (SEPTA) provides access to Philadelphia with stations at Downingtown, Whitford, Exton, and Thorndale. The expansion of public water and sewer facilities in the region and the proximity to major transportation corridors has significantly influenced its rate of development during the past ten years. Downingtown Borough and East Caln, Uwchlan, and West Whiteland Townships are primarily served by public water and sewer facilities. A portion of West Bradford is also served by public water and sewer facilities. West Whiteland, West Bradford, and Uwchlan Townships consistently led subdivision and land development activity in recent years, and West Bradford Township led the region in 2005 with 213 lots/units. West Bradford Township updated its Subdivision and Ordinance under the Vision Partnership Program during The region was in eighth position in the total number of plans that were submitted for review in 2005, a change from fourth position in 2004, and was in ninth position in 2005 in the number of residential lots/units proposed, compared to seventh place in both 2004 and Over 90 percent (390 of 415) of the region s total proposed lots/units were for single-family residential uses (which is similar to the percentage from 2004). In 2005, 234 single-family detached dwelling lots were proposed while 156 townhouse dwellings were proposed, representing a change from 2004 when 216 single-family detached dwelling lots and 174 townhouse lots were proposed (notably, 455 townhouse units were proposed in 2003). No mobile home units were proposed from 2003 through The region ranked ninth in the number of acres proposed for development in 2005, a change from fifth position in 2004 and sixth position in Slightly more than half as many acres were proposed for development in 2005 (758 acres) as were proposed for development in 2004 (1,412 acres). In both 2004 and 2005, West Bradford Township accounted for more than half of all plans submitted, followed by 15 percent of the total in Uwchlan Township and 14 percent in West Whiteland Township. The largest single residential proposal was the Willard and Phyllis Gray subdivision in West Bradford Township located on the south side of West Chester Road and on the west side of Broad Run Road, which proposed 77 single-family units. The Bright Glade Farms development also in West Bradford Township accounted for 64 singlefamily units. Newlin Township accounted for the lowest overall amount of development where 29 single-family lots were proposed (only eight units were proposed in 2004). Notably, only four single family residential lots were proposed in West Whiteland Township in The Downingtown Region was in third place in the County for non-residential land development plans (17 plans were submitted) which was the same position as in It was in fourth place in 2003 with 18 plans, which was essentially the same number of plans from The region accounted for 25 non-residential lots, also representing fifth place in the County, compared to 32 lots in 2004 and 33 lots in The total structural square feet proposed for development in the region was 187,325 square feet in 2005, substantially less than 448,496 square feet in 2004, 407,611 square feet in 2003, and the 524,646 square feet proposed in

37 Region 5 Downingtown Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total Downingtown Borough BISHOP SHANAHAN FIELD - SEATING E BRANDYWINE PAPER MILL LD GREEN STREET MEWS LD Municipal Totals Newlin MCCUEN - BEECH LAWN SD POCOPSON CREEK ESTATES SD Municipal Totals Uwchlan SHAMONA CREEK ELEMENTARY SCHOOL LD E DWEES, ESTATE OF JACOB C. SR. SD SWISS FARM STORE LD 33-4G CALVARY CHAPEL OF CHESTER SPRINGS SD 33-4G CALVARY CHAPEL OF CHESTER SPRINGS LD 33-4G EAGLEVIEW TOWN CENTER FRESH CUP UWCHLAN, INC OLD VILLAGE PLAZA SD 33-4H OLD VILLAGE PLAZA LD 33-4H GRANT & DI JOHNSON SD TENNIS ADDICTIONS SPORTS CLUB LD PNC BANK LD A Municipal Totals West Bradford HIGHLANDS SD TATTERSALL PHASE II & V BRIGHT GLADE FARMS CRESTVIEW SD ROTHERA TRACT KALBACH, ROBERT & EILENE SD ABRAHAMS, ROZ SD SCHWARTZ, DONALD & SHIRLEY SD GRAY, WILLARD & PHYLLIS SD DUFFY'S WEST PROPERTY SD DUFFY'S WEST PROPERTY LD Municipal Totals Denotes additional parcel numbers not listed 33

38 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total West Whiteland WEST WHITELAND MUNICIPAL BUILDING LD UNITED STOR-ALL DEVEREUX - KANNER CENTER E COMMERCE BANK WHITELAND VILLAGE FLICK, THOMAS & ADELE SD MOCKINGBIRD EXTON SPRINGDALE DRIVE TABAS TRACT SD HSC BUILDERS SD HSC BUILDERS LD Municipal Totals Region Totals , Region 5 Downingtown Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage Downingtown Boro BISHOP SHANAHAN FIELD - SEATING 1000 Institution Downingtown Boro BRANDYWINE PAPER MILL LD Commercial Condominiums Restaurant Retail Uwchlan SHAMONA CREEK ELEMENTARY SCHOOL LD Addition to Existing Institution Uwchlan SWISS FARM STORE LD 2720 Commercial Restaurant Uwchlan CALVARY CHAPEL OF CHESTER SPRINGS Institution Uwchlan FRESH CUP UWCHLAN, INC Commercial Restaurant/Fast Food Uwchlan OLD VILLAGE PLAZA LD 9000 Commercial Shopping Center Uwchlan TENNIS ADDICTIONS SPORTS CLUB LD 3156 Commercial Sports/Recreation Facility Uwchlan PNC BANK LD 3770 Bank Commercial West Bradford DUFFY'S WEST PROPERTY LD 5000 Apartment Commercial West Whiteland WEST WHITELAND MUNICIPAL BUILDING LD Institution West Whiteland UNITED STOR-ALL Commercial Office Building + Denotes additional parcel numbers not listed 34

39 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage West Whiteland DEVEREUX - KANNER CENTER Institution West Whiteland COMMERCE BANK Commercial West Whiteland WHITELAND VILLAGE 4999 Commercial Office Building West Whiteland MOCKINGBIRD EXTON SPRINGDALE 2478 Industrial West Whiteland HSC BUILDERS LD Commercial Addition to Existing Region Totals ,

40 36

41 Region 6 West Chester Region Subdivision and Proposals, 2005 Chester County, Pennsylvania 20 6 East Bradford Pocopson 19 3,4 Hi g h S t. 8 East Goshen , ,52 46, West West 30 Chester Goshen , ,26 42 Birmingham 22 Westtown , Thornbury Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

42 Region 6 West Chester Region The West Chester Region consists of seven townships and one borough located within the south central portion of Chester County. Historically, development within the region has been centered in West Chester Borough, extending east along Route 3 and Paoli Pike and south along Route 202. The southern and western townships, Birmingham and Pocopson have historically been characterized as rural and agricultural. These townships generally rely upon on-site water and sewage treatment facilities but a substantial portion of the West Chester Region is served by public water and sewage treatment facilities. East and West Goshen Townships as well as West Chester Borough are almost entirely served by public water and sewer. The region, like the Eastern and Downingtown Regions, has recently experienced considerable commercial, office, and industrial development. East Goshen and Pocopson Townships participated in the Vision Partnership Program to update municipal documents in 2005; East Goshen Township prepared a comprehensive plan update and Pocopson Township prepared a zoning ordinance update. The region ranked second in the number of plans submitted for review in 2005, the same as in 2004 and a change from third place in The region was also second in the total number of residential lots/units proposed, a change from eighth position in The region s ranking in the total number of residential lots/units proposed has varied in recent years; the region was in third in 2003 but in tenth position in 2002 and fourth place in Over 96 percent of the proposed lots were for residential uses (1,215 of 1,258), similar to the 2003 and 2004 percentages, an increase from 65 percent in 2002 but similar to 95 percent in Only 416 lots/units were proposed in 2004, compared to 1,258 in The region ranked third in the number of acres proposed for development in The region ranked tenth in the number of acres proposed for development in 2004, representing a change from fifth place in West Goshen Township was the most active municipality in the region in West Goshen accounted for 813 lots/units reviewed; almost twothirds of the region s total. Over two-thirds (564 of 813) of the proposed dwellings in West Goshen Township were townhouse units. The 530-unit single-family Jerrehian Estate was the largest, this development is proposed to occupy the last significant undeveloped tract in the West Chester area. Pocopson Township was again in second place and accounted for more than 12 percent of the total lots/units reviewed, although Thornbury Township accounted for almost the same percentage. Almost twice as many single-family units than townhouse dwellings were proposed in the region (i.e., 812 single-family dwellings and 403 townhouses). West Chester Borough added five new single-family dwellings but no multi-family units in No mobile homes were proposed in the region in Westtown Township accounted for the fewest development proposals, with only two athletic facilities planned for the Westtown School. The West Chester Region was in second position in non-residential land development plans (a change from first place in both 2003 and 2004) with 22 plans proposed (similar to the 23 plans that were submitted in both 2003 and 2004). West Goshen Township accounted for most of the nonresidential development lots/units reviewed, with 25 of the 43 proposed commercial, industrial and institutional lots/units. Although the West Chester Region accounted for the second-greatest amount of proposed structural square footage of non-residential development in 2005 with almost three-quarters of a million square feet, this was still less than half of the 1.9 million square feet proposed in the Eastern Region, which was in first place. 38

43 Region 6 West Chester Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total Birmingham DILWORTHTOWN INN COUNTRY STORE CELII, STEPHANIE SD Municipal Totals East Bradford WALTER, JON SD WALTER, JON & ELLEN SD MCASSEY & SAVIN SD HAAS & BANTA SD ZARELLI, GUS SD K Municipal Totals East Goshen SULLIVAN'S GROVE SD YMCA FAMILY CENTER LD APPLEBROOK SD APPLEBROOK LD JABLOWSKI & COUP SD G & D DEVELOPERS LD TEMPLIN, JOEL LD RESERVOIR ROAD SD WEEKS, RUTH - COMMERCIAL SD 53-6F WILLIS, JOSEPH SD A SWISS FARMS STORE LD Municipal Totals Pocopson CHESTER COUNTY PRISON SD E GAWTHROP, JAMES N. & DERICKSON B. SD SHEEDER TRACT Municipal Totals Thornbury COMMONS AT THORNBURY MOSER, T. R. INC PRESERVE AT SQUIRE CHEYNEY FARM BRINTON VILLAGE SD BRINTON VILLAGE SD GOH PROPERTY SD 66-3D Municipal Totals West Chester Borough NORTH HIGH STREET LD STANCATO/ABDALA, LLC SD MOUNT CARMEL CHURCH OF GOD LD E PORTER, MARYANN MORGAN SD Municipal Totals Denotes additional parcel numbers not listed 39

44 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total West Goshen PAT'S PIZZERIA LD APPLEBEE'S LD DEANTONIO GROUP OF DELAWARE SD D BRANDYWINE BUSINESS CENTER LD G HENDERSON NORTH ATHLETIC COMPLEX HENDERSON NORTH ATHLETIC COMLPEX LAMBERT PARK - WEST GOSHEN TOWNSHIP E JERREHIAN ESTATE GREYSTONE MANOR ARBOURS AT WEST GOSHEN CONSTRUCTION & DESIGN, INC GOSHEN LEISURE DEVELOPMENT BEEMER PRECISION OLD WESTTOWN RD DI ROCCO BROTHERS COMPANY DIROCCO BROTHERS COMPANY HENDERSON HIGH SCHOOL 52-5E-1-E O'ROURKE STEEL NEXTEL COMMUNICATIONS E KEYSTONE COMMUNITY ALLIANCE SD KEYSTONE COMMUNITY ALLIANCE LD TOOCHECK, DANIEL & TARA SD HAZLEY, MICHAEL J., INC. SD ASHBRIDGE ROAD SD 52-3A LISTER LD 52-5F FULTON FINANCIAL LD 52-6A Municipal Totals Westtown WESTTOWN SCHOOL ATHLETIC FACILITY E WESTTOWN SCHOOL Municipal Totals Region Totals 2, , ,258 + Denotes additional parcel numbers not listed 40

45 Region 6 West Chester Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage Birmingham DILWORTHTOWN INN COUNTRY STORE 200 Commercial Retail East Goshen YMCA FAMILY CENTER LD Commercial Sports/Recreation Facility East Goshen SWISS FARMS STORE LD 1737 Convenience Store Commercial Thornbury COMMONS AT THORNBURY 2230 Commercial Restaurant/Fast Food West Chester NORTH HIGH STREET LD Commercial Office Building West Chester MOUNT CARMEL CHURCH OF GOD LD 4755 Addition to Existing Institution West Goshen PAT'S PIZZERIA LD 1366 Addition to Existing Commercial West Goshen APPLEBEE'S LD 5440 Commercial Restaurant West Goshen BRANDYWINE BUSINESS CENTER LD 5600 Industrial West Goshen HENDERSON NORTH ATHLETIC COMLPEX 2262 Institution West Goshen LAMBERT PARK - WEST GOSHEN TOWNSHIP 860 Institution West Goshen CONSTRUCTION & DESIGN, INC Office/Warehouse Commercial West Goshen GOSHEN LEISURE DEVELOPMENT Commercial Office/Warehouse West Goshen BEEMER PRECISION Industrial Warehouse West Goshen OLD WESTTOWN RD Commercial West Goshen DIROCCO BROTHERS COMPANY Industrial Warehouse West Goshen HENDERSON HIGH SCHOOL 1800 Institution Page 8 of 14 West Goshen O'ROURKE STEEL Addition to Existing Commercial West Goshen KEYSTONE COMMUNITY ALLIANCE LD Industrial Office/Warehouse West Goshen LISTER LD 6632 Commercial Office Building 41

46 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage West Goshen FULTON FINANCIAL LD 2943 Bank Commercial Westtown WESTTOWN SCHOOL ATHLETIC FACILITY Addition to Existing Institution School Region Totals ,

47 Region 7 Octorara Region Subdivision and Proposals, 2005 Chester County, Pennsylvania 22 is not shown, see note on page Atglen 30 West Sadsbury 34 32, Parkesburg Sadsbury Business Route Highland West Fallowfield Londonderry Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

48 Region 7 Octorara Region The Octorara Region is comprised of five townships and two boroughs located in the west central portion of the County along the Lancaster County line. Agricultural and low-density residential uses, as well as two urban boroughs characterize the region. The low density is primarily due to dependence on the use of on-site water and sewer facilities in the region s townships. Atglen and Parkesburg Boroughs and portions of Sadsbury and West Sadsbury Townships are the only municipalities partially served by public water and sewer facilities. Notable extensions of public utilities include the West Sadsbury Commons in West Sadsbury Township. Historically, development activity has been located within Atglen and Parkesburg Boroughs and along Routes 10 and 41. Development activity in the Region has recently been concentrated in Londonderry and Sadsbury Townships and Parkesburg Borough. Londonderry, Highland, and Sadsbury Townships and Parkesburg Borough had programs to update their planning documents under the Vision Partnership Program in The region ranked tenth in the number of plans submitted for review, the same as in The region was also in tenth position from 1999 through It was fourth in the number of total lots that were proposed in 2005, a change from fifth position in 2004 and eighth position in Approximately 96 percent of the proposed lots/units were for residential uses, which was essentially unchanged from 2001 through The region ranked eighth in the number of acres proposed for development (987 acres) in 2005, representing a 298-acre decrease from 2004 when 1,285 acres were proposed for development and a decrease of 337 acres from the total acreage proposed for development in Sadsbury Township accounted for 61 percent of the region s total number of lots/units proposed for development, with 632 lots/units. Parkesburg Borough was in second place with 332 lots/units. These two municipalities jointly accounted for more than 90 percent of the region s total proposed lots/units for In 2005, the 328-unit Davis townhouse development on the east side of Church Street in Parkesburg Borough represented the single largest townhouse development in the region. The overall largest development was the Sadsbury Park subdivision in Sadsbury Township, located west of Wilmington Road, which included 252 single-family lots and 209 multi-family units. Atglen Borough accounted for 119 single-family lots in 2004, but only two single-family lots were proposed on No mobile home dwellings were proposed in the region in 2004 or The region was in fourth position (compared to fifth position in 2004) in non-residential development plans that were submitted, and in third position in the number of proposed non-residential lots/units. The amount of structural square footage proposed in the region in 2005 (388,305 square feet) decreased from 736,323 square feet in 2004 and also decreased from 2003 when 677,064 square feet were proposed. 44

49 Region 7 Octorara Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total Atglen Borough UMBLE, IVAN SD Municipal Totals Highland WOODVIEW ACRES SD Municipal Totals Londonderry FERVER, JAMES & GAIL WEST WIND FARMS SD Municipal Totals Parkesburg Borough MK BUILDERS SD DAVIS PROPERTY SD DAVIS PROPERTY LD Municipal Totals Sadsbury BELLAIR BUSINESS CENTER LOT 14 LD SADSBURY MUNICIPAL BUILDING SD SADSBURY MUNICIPAL BUILDING LD GRATEFUL DOG ENTERPRISES LD TOTAL SYSTEMS DESIGN LD ETHERMORE & ASSOCIATES LD RAMPMASTER LOTS 18 & 19 LD AIM DEVELOPMENT CORPORATION SD HERSHEY, NOAH L. III SD POMEROY PARTNERSHIP LP 37-4L GATEWAY GRACE COMMUNITY CHURCH AERZEN USA SADSBURY PARK LAFAYETTE SQUARE SD 37-2Q * VALLEY VIEW SD VALLEY VIEW LD COWAN ESTATES SD BROWN, TIMOTHY L. - AUTOMOTIVE SHOP LD Municipal Totals West Fallowfield ALTHOUSE SD KING, NAAMAN E. SD WALTON, H. LESLIE & BONITA B. SD LEROY'S, INC. LD Municipal Totals * This record represents a submission that is located in both Sadsbury and Valley Townships. The data associated with this submission has been attributed to Valley Township (Region 4) and has been excluded from the Octorara Regional totals. The location has also been excluded from the Octorara Region map on page Denotes additional parcel numbers not listed 45

50 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total West Sadsbury WEST SADSBURY COMMONS LD MAST PROPERTIES SD MCGOWAN, HOWARD W. SD MCGOWAN, HOWARD SD EBY, LESTER SD CHURCH ROAD SITE SD E Municipal Totals Region Totals 1, , ,034 Region 7 Octoraro Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage Londonderry FERVER, JAMES & GAIL Commercial Sports/Recreation Facility Parkesburg Boro DAVIS PROPERTY LD Commercial Office Building Restaurant Sadsbury BELLAIR BUSINESS CENTER LOT 14 LD Industrial Office/Manufacturing/Ware Sadsbury SADSBURY MUNICIPAL BUILDING LD 8456 Institution Sadsbury GRATEFUL DOG ENTERPRISES LD Industrial Office/Warehouse Sadsbury TOTAL SYSTEMS DESIGN LD Commercial Office/Manufacturing/Ware Sadsbury ETHERMORE & ASSOCIATES LD Industrial Office/Manufacturing Warehouse Sadsbury RAMPMASTER LOTS 18 & 19 LD 8000 Industrial Sadsbury GATEWAY GRACE COMMUNITY CHURCH Institution Sadsbury AERZEN USA Industrial Sadsbury VALLEY VIEW LD Industrial Sadsbury BROWN, TIMOTHY L. - AUTOMOTIVE SHOP LD 6289 Commercial West Fallowfield LEROY'S, INC. LD 6261 Addition to Existing Commercial Retail West Sadsbury WEST SADSBURY COMMONS LD 8240 Commercial Restaurant/Fast Food Region Totals ,

51 Region 8 Oxford Region Subdivision and Proposals, 2005 Chester County, Pennsylvania Upper Oxford Lower Oxford West Nottingham Oxford East 14 Nottingham Elk Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

52 Region 8 Oxford Region The Oxford Region consists of five townships and one borough located in the southwest portion of the County. The region shares a border with the State of Maryland to the south and with Lancaster County to the west. The region is bounded by two stream valleys; the Octoraro Creek in the west and the Elk Creek in the east. The region has traditionally been composed of agricultural and open, undeveloped land, but has been experiencing significant residential development in the last decade. Oxford Borough is the only municipality within the region to be entirely served by both public sewer and water service. A few private sewage treatment plants, community on-lot disposal systems, and wells have been constructed within the region, but these facilities generally serve schools and mobile home parks. Most of the subdivision and land development activity within the townships has traditionally involved low-density uses, which utilize on-site sewage disposal systems. The Chester Water Authority pipeline crosses East Nottingham and Lower Oxford Townships, providing opportunities for connections to public water supply. Historically, development has been concentrated around Oxford Borough and Baltimore Pike. Development activity during the last decade has been concentrated in East Nottingham and Lower Oxford Townships and Oxford Borough. Significant subdivision and land development activity last year was concentrated in East Nottingham Township. West Nottingham, Upper Oxford and Elk Townships participated in the Vision Partnership Program to update their planning documents in The region ranked seventh in both the number of plans submitted for review and in the number of lots/units proposed. Almost ninety-eight percent of the proposed lots/units were for residential uses. There were 432 single-family residences proposed; no multi-family residences or mobile homes were proposed. The region ranked fifth in the number of acres proposed for development in East Nottingham Township saw the highest level of development with 88 percent of the number of lots/units proposed within the region (388 lots/units), a slight increase from 358 lots/units proposed last year. The largest single submission in the region was the Wicklow Subdivision located in East Nottingham Township. The plan proposed 172 single-family residential units on an 80 acre tract. Other significant residential developments in the region included the Jordan Manor Subdivision (second review) with 164 units proposed, also located in East Nottingham Township and the Bartels/Hickman Tract in Upper Oxford where 81 single-family dwellings were proposed. The region ranked tenth in non-residential development with four plans proposing 31,842 square feet of new floor area. The most significant non-residential proposal in the Oxford Region was the Oxford Middle School submission proposing building renovations and additions totaling 28,000 square feet. Compared to 2004, the region experienced a 7 percent decrease in the number plans submitted, and a corresponding 25 percent decrease in the number of lots/units proposed. Acreage involved in development decreased by 414 acres from last years total. 48

53 Region 8 Oxford Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total East Nottingham WICKLOW SD SCHEESE, JOSEPH & PAMELA SD PARKER, JEAN LAWRIE HOSTETTER & SHEPHERD LEE, CLIFFORD & KAREN SD WINDLE SD SLEIMAN, MICHAEL SD A FROST DEVELOPMENT COMPANY SD JORDAN MANOR SD COOK BROTHERS SD CHAMBERLAIN & NELSON PARTNERSHIP SD FERVER, JAMES SD MERRILL, JAMES & RHONDA LD A LAPP, JONATHAN & ELIZABETH SD Municipal Totals Elk RAMBERGER, RAYMOND & TAMMY LD STEICHEN, TRISTAN & K. LINDSAY SD DAWSON, NINA M. SD D Municipal Totals Lower Oxford WYNCOTE COMMERCIAL SD FISHER, DAVID SD OX-VIEW FARMS SD SIDLOW, ALLAN & JOYCE SD LIMESTONE ROAD LD RONEY, MARK H. SD BIEDKAPP, THOMAS & BARBARA ANN SD KING, JOHN & ANNIE SD DOUGHERTY, BRANDON SD A Municipal Totals Oxford Borough OXFORD MIDDLE SCHOOL LD E CHESAPEAKE CRAB CONNECTION LD Municipal Totals Upper Oxford MCQUEEN SD LINKMEYER, NEIL MARTIN, K. RANDOLPH, DMD SD UNDERWOOD, DAVID P. SD A PETERSON, LINDA SD Municipal Totals Denotes additional parcel numbers not listed 49

54 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total West Nottingham STOLTZFUS, SAMUEL & MALINDA SD ARKATIN, PAUL & HELEN SD BERDOULAY FAMILY SD ROGERS, JOHN SR. SD MILLER, ROBERT & SUSAN SD MOORE, GARY & FREIDA SD CINGULAR WIRELESS LD Municipal Totals Region Totals 1, , Region 8 Oxford Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage Elk RAMBERGER, RAYMOND & TAMMY LD 1600 Commercial Oxford Boro OXFORD MIDDLE SCHOOL LD Addition to Existing Institution Oxford Boro CHESAPEAKE CRAB CONNECTION LD 2002 Commercial Restaurant/Fast Food West Nottingham CINGULAR WIRELESS LD 240 Commercial Region Totals 4 31, Denotes additional parcel numbers not listed 50

55 Region 9 Avon Grove Region Subdivision and Proposals, 2005 Chester County, Pennsylvania West Marlborough New London Franklin 926 London Grove Penn , West 32,33 Grove Avondale 2 1 London Britain Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

56 Region 9 Avon-Grove Region The Avon Grove Region is comprised of two boroughs and six townships situated in the southern portion of the County. The region borders the States of Delaware and Maryland to the south; Baltimore Pike and the Route 1 Bypass traverse east/west across the region. Avondale and West Grove Boroughs and portions of London Grove and Penn Townships are the only municipalities served by public sewer in the region. The Chester Water Authority pipeline crosses London Grove and New London Townships, providing opportunities for connection to the public water supply. Both boroughs are served by public water systems. A few private sewage treatment plants, community on-site sewage disposal systems and wells have been constructed within the region to serve schools, mobile home parks, and medium to high-density residential developments. Most proposals however, utilize on-site sewage disposal and water supply systems. Historically, development has been concentrated within and around West Grove and along the Route 1 corridor. The region has traditionally had a rural character, however increasing development activity is rapidly changing this to more of a suburban bedroom community. Development proposals over the last decade have been concentrated in London Grove, Franklin, Penn, and New London Townships. London Grove, West Marlborough and Franklin Townships participated in the Vision Partnership Program to update their planning documents in The region ranked third in the number of plans submitted for review and sixth in the number of lots/units proposed. Over ninety-seven percent of the proposed lots/units were for residential uses, 298 single-family residential parcels and 476 multifamily dwellings were proposed. The region ranked fourth in the number of acres proposed for development in Penn and London Grove Townships accounted for the greatest number of plans submitted. The development with largest number of lots/units proposed was the Bartels Tract in Penn Township with 297 units (103 single family units and 194 townhouse units). Other significant singlefamily residential developments included the Powers Property (44 units) and the Apple Grove Subdivision (42 units) both located in London Grove Township. The largest multi-family development was the Miller Farm (281 townhouse units) proposed in Franklin Township. The region tied for fifth in non-residential development with ten plans submitted and was also fifth in square footage proposed (417,540 square feet). The largest single non-residential proposal was the Needham Farms land development in London Grove Township, which involved the construction of additions to an existing mushroom growing facility totaling 136,543 square feet sited on a acre parcel. The other major land development in the region was the Synthes Manufacturing proposal in Penn Township, which proposed a 114,487 square foot facility. Compared to 2004, the region experienced a slight decrease in the number of plans submitted, (50 in 2004 compared to 48 in 2005), but a 10 percent increase in the number of lots/units proposed. Approximately 371 fewer acres were proposed for development activity 2005 than in

57 Region 9 Avon Grove Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total Avondale Borough DUPONT PARCEL SD BOVE, PAUL & GRACE SD Municipal Totals Franklin MILLER FARM SD GONTARZ SD CORNERSTONE PRESBYTERIAN CHURCH LD GODFREY PROPERTY SD Municipal Totals London Britain SARDO PROPERTY SD WILKINSON ALLEGIANCE SD PHILLIPS, CHARLES & DOROTHY SD NATURAL LANDS TRUST SD WYNN PROPERTY SD Municipal Totals London Grove DINENNO, ANTHONY JR. SD GLENDENING LD A NEEDHAM FARMS LD PECO ENERGY SD U APPLE GROVE SD RYAN PARCEL SD POWERS PROPERTY SD PYLE, JEFFREY & TERRY SD ZHANG, YINPU LD LONDON GROVE TOWNSHIP PARK SD Municipal Totals New London COLE, TIMOTHY & MARGARET SD ARRELL, JOHN & SARA SD COX FARM SD GLIDDEN TRACT SD DOWNING PROPERTY SD SHARP, THOMAS & ELIZABETH SD MARSHALL, DAVID SD BIEHN, DARLINGTON & NANCY SD Municipal Totals Penn FULLMER, PATRICIA SD B LUTHERAN SENIOR SERVICES SD E CHESCO PENN DEVELOPERS, LP SD SYNTHES MANUFACTURING LD BARTELS TRACT YMCA OF THE BRANDYWINE VALLY E PASCHALL MILL ESTATES TIBBELS PROPERTY HOOPES, NAOMI M Denotes additional parcel numbers not listed 53

58 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Total Penn (continued) JENNERSVILLE PROFESSIONAL CENTER SD JENNERSVILLE PROFESSIONAL CENTER LD SOUTH JENNERSVILLE ROAD LD CAPITAL SPECIALTIES LD JENNERSVILLE SELF STORAGE LD HAM, MICHAEL P. SD Municipal Totals West Grove Borough SAMII, MAHMOOD & LORRAINE LD Municipal Totals West Marlborough WALTON & MYERS SD WALTON, SHIRLEY K KULP, K.C. SD Municipal Totals Region Totals 1, , Region 9 Avon Grove Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage Franklin CORNERSTONE PRESBYTERIAN CHURCH LD Institution Addition to Existing London Grove GLENDENING LD 3600 Commercial Single Family Residence London Grove NEEDHAM FARMS LD Agricultural London Grove ZHANG, YINPU LD 2720 Agricultural Penn SYNTHES MANUFACTURING LD Industrial Penn YMCA OF THE BRANDYWINE VALLY Addition to Existing Commercial Penn JENNERSVILLE PROFESSIONAL CENTER LD Commercial Penn CAPITAL SPECIALTIES LD Commercial Penn JENNERSVILLE SELF STORAGE LD Commercial West Grove Boro SAMII, MAHMOOD & LORRAINE LD 7500 Commercial Office Building Region Totals , Denotes additional parcel numbers not listed 54

59 Region 10 Kennett Region Subdivision and Proposals, 2005 Chester County, Pennsylvania East Marlborough 37 New Garden , Kennett 9 Square 25 26, , Kennett Township 29 12,13 17, Pennsbury Example: 13 Number adjacent to circle corresponds to map number on inventory charts within this region. Source:,

60 Region 10 Kennett Region The Kennett Region is comprised of four townships and one borough located in the southeastern portion of the County along the eastern section of the Route 1 corridor. The region is bounded on the south by the State of Delaware and on the east by the Brandywine River and Delaware County. Kennett Square Borough and portions of New Garden, Kennett, and East Marlborough Townships are served by public sewer service. The Borough of Kennett Square and portions of New Garden Township are served by public water service. The Chester Water Authority pipeline crosses Kennett and Pennsbury Townships, providing the opportunity for connections to the public water supply. Several private treatment plants, community on-lot disposal systems and wells have been constructed within the region in recent years to serve schools, mobile home parks, and medium to high density residential developments. The balance of proposed development in the region relies upon on-site sewage disposal systems, which results in reduced density. Historically, development has been centralized around the Borough of Kennett Square and along the Routes 1, 52, and 82 corridors. Significant development activity during the last decade has been concentrated in New Garden Township. While New Garden Township continues to be a major activity center the region, Kennett and Pennsbury Townships have also seen increased development. Kennett and Pennsbury Townships participated in the Vision Partnership Program to update their planning documents in The region tied for fifth in the number of plans submitted for review and was tenth in the number of lots/units proposed. Over 38 percent of the proposed lots/units were for single-family residential uses; 120 multi-family dwellings were proposed. The region ranked tenth in the number of acres proposed for development in Kennett Township submitted 13 plans, Kennett Square Borough followed with 11 plans, East Marlborough submitted 8 plans, and New Garden Township submitted 7 plans. The greatest number of lots/units proposed in 2005 in the Kennett Region was for the Pennsbury Village project located adjacent to the Pennsbury Township Building on Route 1, where 99 townhouses and two commercial uses were proposed. The region was tied for fifth in the number of non-residential plans submitted and was eighth in the square footage of non-residential development proposed. Compared to 2004, the region experienced a 15 percent decrease in the number of plans submitted and a 35 percent decrease in the number of lots/units proposed. Acreage involved in development decreased by 388 acres over 2004 total. 56

61 Region 10 Kennett Region Subdivision and Application Inventory, 2005 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Tota East Marlborough WALGREENS HAZZARD SD CAUDILL, EDDIE & KATHLEEN SD BEILER CAMPBELL SD BEILER CAMPBELL LD BRUSTER'S ICE CREAM LD 61-6Q SCHOFIELD, H. RANDOLPH & VIRGINIA SD GENEREUX FUNERAL HOME LD 61-6Q Municipal Totals Kennett Square Borough BERLIN CONSTRUCTION SD ST. PATRICK'S CHURCH SD E ST. PATRICKS CHURCH LD E PEVAR 4 LOT SD PEVAR 4 LOT SD LAFFERTY SD "D" STREET SD LAFFERTY SD "D" STREET SD GRANT, AMY N. SD PEACE-O-PIZZA & RITA'S WATER ICE SD PEACE-O-PIZZA & RITA'S WATER ICE LD SOUTH WALNUT- BURLOTOS SD Municipal Totals Kennett Township WILLIAMS, JOHN R. SD L ROBINSON - SCC HOMES, INC. SD HARTEFELD SECTION III PHASE B CINGULAR WIRELESS PC LLC DELCOLLO & MULLEN SD AVERY, MARSHA SD HIONIS PROPERTIES LD HIONIS PROPERTIES SD BUCKLER PROPERTY SD WATKINS, JOHN & MARY SD PEVAR SD ROWE, WAYNE & CATHERINE SD WHITTLE, W. JEFFREY & CAROLYN SD Municipal Totals New Garden CARDILE MUSHROOMS LD BONIFACINO SD HAMILTON PROPERTY SD HERDUBE FARM PROPERTY PEMBERTON VALLEY SD PALMER PROPERTY SD KENNETEX, INC. LD Municipal Totals Denotes additional parcel numbers not listed 57

62 Map Owner/applicant or Tax parcel Roads Number of lots/units reviewed # file# development name numbers Acreage (feet) SF/A MFR MH COM IND INS Tota Pennsbury KATES, KARYL J. SD PENNSBURY VILLAGE AT CHADDS FORD SD & LD Municipal Totals Region Totals , Region 10 Kennett Region Structure Square Footage/Use Per Proposal, 2005 Square Structure Lots/ Municipality file# Title footage use Buildings units Acreage East Marlborough WALGREENS Commercial East Marlborough BEILER CAMPBELL LD Commercial Office Building Retail East Marlborough BRUSTER'S ICE CREAM LD 1200 Commercial Restaurant Kennett Square ST. PATRICKS CHURCH LD Addition to Existing Institution Kennett Square PEACE-O-PIZZA & RITA'S WATER ICE LD 2676 Commercial Restaurant/Fast Food Kennett Twp CINGULAR WIRELESS PC LLC 3600 Commercial Kennett Twp HIONIS PROPERTIES LD 4500 Commercial Restaurant/Fast Food New Garden CARDILE MUSHROOMS LD Agricultural New Garden KENNETEX, INC. LD Addition to Existing Industrial Pennsbury PENNSBURY VILLAGE AT CHADDS FORD SD Addition to Existing Apartment Bank Commercial Office Building Subdivision Town-House Region Totals , Denotes additional parcel numbers not listed 58

63 Adjusted Data 247 Referrals 2005 Each year the Act 247 review planning staff collate the data on all the submissions for that year and tabulate this into this document entitled Act 247 Referrals Because of the methodology involved some duplication of some data fields occurs (as outlined in the introduction). This arises mainly when applicants resubmit plans for developments. Data for an individual parcel could represent a revision or a redesign of a particular development configuration. The Chester County Planning Commission continues to collect and process subdivision data in this fashion because it represents the actual workload performed by the section in a given year and permits direct comparison to the activity in previous years. In an effort to yield numbers that eliminate this duplication, the planning staff has extracted the data associated with multiple submissions, to yield numbers for lots and units by category and acreage associated with those lots and units. For a variety of reasons these adjusted numbers have a variable relationship with the number of actual structures built or lots created in a particular year in Chester County. Adjusted acreage for 2005 Original Adjusted Acreage Region acreage acreage difference Northern Federation 1, , Upper Brandywine 2, , Eastern Chester County 2, , Coatesville 1, Downingtown West Chester 2, , Octorara 1, Oxford 1, , Avon Grove , Kennett County Total 14, , ,

64 Adjusted lots/units 2005 Original Adjusted Lots/units Land use type lots/units lots/units difference Single-family/Agricultural 3,004 2, Multi-family residential 4,353 4, Mobile home Commercial Industrial Institutional County Total 7,630 7,

65 Additional Act 247 Reviews 2005 Zoning, Subdivision Ordinance and Other Review Activity ACT 247 Ordinance and plan reviews Zoning Amendments Zoning Map Changes Zoning Ordinances Curative Amendments Subdivision Amendments Subdivision Ordinances Comprehensive Plans Official Maps Conditional Uses Total There was a slight increase in the number of ordinances and plans submitted to the Chester County Planning Commission, () in Zoning reviews once again dominated the types of submittals, with 68 percent of the activity in Zoning amendments addressed a wide range of topics including: Traditional Neighborhood Development provisions, natural features protection, mushroom growing substrate and composting, home occupations, and wireless communication facilities. Zoning map changes addressed changes such as the conversion of residentially zoned land to a multi-family residential designation, the creation of an institutional and continuing care retirement community overlay district and the conversion of land zoned neighborhood conservation residential to institutional. Subdivision amendments addressed a variety of issues including: standards for private streets, wetlands, timber harvesting and the conservation of woodlands, standards for trails, paths and walkways, standards for preliminary, and final plans and reimbursement of fees from the applicant for the services of consultants. Conditional use reviews decreased by more than 64 percent with just 9 conditional use reviews per- 61