CHESTER CITY . VISION 2000

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Comprehensive Plan & Economic Development Strategy 1994

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R E S O L U T I O N

WHEREAS, the RDC Institute, Jnc:, a t the direction of Chester City Redevelopment Authority has prepared the Chester City Vision for the Year 2000, dated March, 1994, in accordance with the provisions of the I Pennsylvania Municipalities Planning Code; -and

WHEREAS, both the Chester City Planning CommiSsion and the Delaware County Planning Commission have reviewed the Plan and have recommended that the Chester City Council adopt said Plan; and

WHEREAS, copies of the Comprehensive Plan and Economic Development Strategy and maps have been made available for review by the citizens of Chester City; and

WHEREAS, the Chester City Planning Commission conducted a duly advertised public meeting on September 8, 1993, as required by the Pennsylvania Municipalities Planning Code; and

WHEREAS, the City Council has conducted a duly advertised public hearing on March 17, 1994 as required by the Pennsylvania Municipalities Planning Code, and has considered all comments and recommendations submitted at said public hearing.

MOW, THEREFORE, THE COUNCIL OF THE CITY OF CHESTER DOES RESOLVE:

That it does hereby adopt said Comprehensive Plan and Economic Development Strategy.

FURTHER, that it does hereby commend the Plan to the officials, business community, civic associations and the citizens of Chester City for guidance in matters concerning the future physical, social, and economic development of the City.

WE HEREBY CERTIFY that this Resolution passed Council this 1 of April, A.D. 1994. .

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COMPREHENSIVE PLAN AND

ECONOMIC DEVELOPMENT STRATEGY FOR THE

CITY OF CHESTER DELAWARE COUNTY, PENNSYLVANIA

SPRING 1994

THE MAYOR AND CITY COUNCIL OF THE CITY OF CHESTER

MAYOR BARBARA BOHANNAN-SHEPPARD Director, Department of Public Affairs

ANNETTE BURTON Director, Department of Parks and Public Property

CHARLES McLAUGHLIN Director, Department of Streets and Public Improvements

DOMINIC PILEGGI ,> Director, Department of

Public Safety

WILLIAM “ROCKY” BROWN, III Director, Department of Finance

THE CHESTER CITY PLANNING COMMISSION

THERESA HEINTZ, Chairperson JACK MILLER, Vice Chairperson

REV. JEREMIAH WITHERSPOON WILLIAM DAY

EDWIN BOTHWELL

REV. THOMAS JACKSON, Executive Director Redevelopment Authority

MONIR AHMED, Acting Director City Planning Department

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ACKNOWLEDGMENT

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The Chester City Council greatly appreciates the assistance given by the Chester City Comprehensive Plan Task Force in the preparation of this document.

CHESTER CITY COMPREHENSIVE PLAN TASK FORCE

THERESA HEINTZ, Chairperson

ROSETTA CARTER

KAREN DALIE ANNIE GRAY

REV. THOMAS JACKSON

STEPHEN A'. MERRIKEN

NICK NAGURNY

RUTH PEREZ

JAMES A. ROLLINS

JOHN SHELTON

BEVERLY SLOVIK

JOAN SUDLER

CLARENCE THOMAS

WILLIE WELLS

The Chester City Council also wishes to thank all other city officials, business representatives, community groups and residents who rendered their assistance at the meetings held during the preparation of the Comprehensive Plan and Economic Development Strategy.

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1 Comprehensive Plan and Economic Development Strategy

prepared for

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~ rr RDC Institute

David N. Sciocchetti President

William C. Payne Planning Director

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SECTION

ONE

TWO

THREE .

TABLE OF CONTENTS

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EXECUTIVE SUMMARY

Housing Land Use Community Facilities Transportation and Mass Transit Economic Development Strategy Summary

GENERAL COMMUNITY

History Governmental Organization Demographic Characteristics

Employment and Educational Characteristics Summary

Population

HOUSING

Introduction Inventory Housing Conditions

Age of Housing Vacant and Abandoned Structures Owner-Renter Occupancy Housing Cost Housing Value

8 10 12 12 16 18

19 19 22 22 22 24 24 25

Analysis and Recommendations ’ 25

Vacant and Deteriorated Housing Age of Housing Public Housing Owner-Renter Occupied Units High Density for Row Houses New Housing Homelessness Goals and Objectives Summary

26 29 34 36 40 41 42 46 41

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FOUR LAND USE

Introduction Residential Commercial Industrial Recreation Institution Vacant

Land Use Analysis

Planning District One Residential Recreation Commercial Indus t$ a1 Institutional Major Issues

Residential Recreation Commercial Industrial Institutional Major Issues

Residential

Planning District Two

Planning District Three

Commercial Recreation Industrial Institutional Major Issues

Planning District Four Residential Recreation Commercial Industrial Ins ti tutional Major Issues

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i 48 I i 48 49

52 53 53

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55

55 60 60 60 61 61 61

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1 64 64 '

65

65 66

65 (.-

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70 70 71

,72 72 73

- 73 1 76

76 77 1

77

78 1

78

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77 1

Planning District Five Residential

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82 82

FIVE

Planning District Five (con't) Recreation Commercial Industrial Institutional Major Issues

Goals and Objectives

Land Use Plan (Recommended Development Program)

Residential Commerci a1 Industrial Waterfront Development District Recreation Institutional

' University

Land Use Policies Comprehensive Plan Zoning Ordinance Subdivision Regulations Building Code Eminent Domain

summary I

COMMUNITY FACILITIES

Introduction Existing Conditions

Administrative Services and Municipal Buildings Refuse Collection Parks and Recreation Water Sewer Library Services Hospitals Police Protection Fire Protection Education

83 83 84 84 84

87

88

89 89 93 94 94 94 94

95 95 95 96 96 97 97

99

99 99 99 100 100 105 105 105 106 107 107 107

Analysis and Recommendations 108

Administrative Services and other Municipal owned Buildings and Properties 108 Parks and Recreation 109

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Community Facilities (con'r)

Library Services Police Protection Fire Protection Educational Facilities

Goals and Objectives

SIX TRANSPORTATION AND MASS TRANSIT

Introduction Existing Transportation System

Highway Network Bus Service Rail System Water Access

Transportation Improvements Programmed Projects

Transit Improvements Highway Improvements

Identified Improvements Critical Transportation Issues Recommendations Goals and Objectives Summary

SEVEN ECONOMIC DEVELOPMENT STRATEGY

Introduction Background Trends .. ....

National / Intemational Trends . .

Economic Trends in the City of Chester

Competitive Advantages Competitive Disadvantages . I

Regional Trends: ,::.-:, . .

Competitive Advantage Analysis ' ',

Goals and Objectives.: : : . ' . . . ._ Economic Development Strategy ... . .

Programmatic Adtivities: ,I " . : Project Activities Summary

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APPENDIX A FUNDING PROGRAMS FOR HOUSING

118 119 121 122

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127

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137 i

127 128, 1

137 143 143 144 . . :

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144 i 146,

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153

I 163 164

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165 166 166 167 167 179

185 185 189 189 196 21 8

221

181

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SECTION

TWO

GC- 1 GC-2 GC-3 GC-4 GC-5 GC-6

THREE

H- 1 H-2 H-3 H-4 H-5 H-6 H-7

FOUR

LU- 1

FIVE

CF- 1 CF-2 CF-3 CF-4

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T- 1 T- 2 T-3 T-4 T- 5

LIST OF TABLES .

GENERAL COMMUNITY

Population Density 1990 Population Growth 1900- 1990

Age Distribution 1990 Racial Composition 1990 Occupations 1980-1 990

HOUSING

Population Trends 1980-1990 , .

Total Housing Units 1980-1990 Public Housing Units 1990 Age of Housing 1990 Vacant Housing Units 1990 Housing Occupancy 1990 Age of Housing Units by Planning District Household Income 1990

LAND USE

Major Recreation Facilities

COMMUNITY FACILITIES

Existing Recreation Areas Major Recreational Facilities

Year 2000 Recreation Needs and Deficiencies

TRANSPORTATION & MASS..TRANSIT . .

' I , . Library Service Statistics ' . , e , .

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City-Owned Roads on the Federal Aid Urban System Functional Classification System Categories SEPTA Bus Routes in Chester AMTRAK Corridor Underclearances in Chester Major Chester Employers

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12 13 14 14 16 17

20 21 23 23 24 33 40

52

103 104 106 111

130 130 137 151 153

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SEVEN ECONOMIC DEVELOPMENT STRATEGY i

ED- 1 ED-2 ED-3 ED-4

Major Chester Employers Civilian Labor Force Major Business Concerns International Comdor

175 176 180 183

LIST OF FIGURES

ONE EXECUTIVE SUMMARY

ES-1 Planning District Boundaries 3

TWO GENERAL COMMUNITY

GC- 1 Administrative Organization 11

THREE HOUSING

H- 1 H-2 H-3 H-4

Public Housing 1990 Housing Opportunity Target Areas 1- Public Housing Units Housing Opportunity Target Areas I1

21 31 37 43

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FOUR LAND USE

Existing Land Use Vacant and Underutilized Properties Conflicting Land Use Proposed Land Use

50 56 58 90

LU- 1 LU-2 LU-3 LU-4

FIVE COMMUNITY FACILITIES

CF- 1 CF-2 CF-3

Existing Recreation Areas Recreation Expansion Areas Proposed Police Building Sites

101. 113 123

TRANSPORTATION & MASS TRANSIT SIX

131 133 135 139 141 147 155

T- 1 I T-2

T- 3 T-4 T-5 T- 6 T- 7

Recent Traffic Volumes Road Ownership Federal Aid Eligibility Road Functional Classification Public Transit Transportation Improvements Transportation Recommendations

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SEVEN

ED- 1 ED-2 ED-3 ED-4 ED-5 ED-6 ED-7 ED-8 ED-9 ED- 10 ED-11 ED- 12 ED- 13 ED-14

ECONOMIC DEVELOPMENT STRATEGY

Manufacturing (1982-1987) Retail Trade (1982-1987) Service Industries (1982-1987) Wholesale Trade (1982-1987) Business Mix Analysis Location of Major Employers International Conidor Medical / Educational Comdor Economic Development Areas Central Business District Key Development Sites I Key Development Sites I1 Current Development Sites Enterprise Zone

168 170 172 173 174 177 182 187 20 1 203 205 207 21 1 219

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CHESTER CITY VISION 2000

Section One

Executive Summary

Comprehensive Plan & Economic Development Strategy 1994

hester City has been identified as a typical urban city of the 20th centu- ry. The city is experiencing all the

problems typical to most urban areas: declining tax base; high unemployment rate; aging housing stock; and steady out- migration of its residents. But despite these problems, the city has great strengths and opportunities which need to be expanded to benefit all the city’s stakeholders.

The city’s strengths are derived from its geographic attributes such as its proximity to an International Airport, two major high- ways- the Blue Route (1-476) and 1-95; waterfront property that might be suitable for redevelopment; and the city’s ability to serve major markets along the eastern coastline. In addition, these strengths include the attitudes and desires of the many residents and businesses that have made major investments in the city.

For the first time in 20 years, Chester City has decided to renew its vision. A new comprehensive plan and economic devel- opment strategy has been developed with the beIief that the tide of city wide decline and distress can be reversed to one of sta- bility and new vitality when the proper tools and guidance are made available.

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SECTION ONE

EXECUTIVE SUMMARY

The Chester comprehensive plan and eco- nomic development strategy is a road map for addressing the many problems, oppor- tunities and issues currently facing the city’s stakeholders. The plan provides an .

analysis of the existing conditions and rec- ommends guidelines for policy and deci- sion making for now and in the future. The plan provides a vision of what the city can be and what needs to be done to achieve those ends. The recommendations are put forth in the form of potential strategies which can be utilized by the area residents and property owners, elected and appointed officials, businesses and community based organizations (these are the stakeholders) that have or want a role in improving the quality of life for the city as a whole.

The plan is divided into five planning com- ponents. They are: Housing, Land Use, Community Facilities, Transportation and Economic Development. Each component can stand on its own. It includes basic information about existing conditions, it identifies the various issues and opportuni- ties, i t articulates the community goals and objectives, and identifies potential strate- gies for achieving those with the major concerns

goals and dealing for each area.

To simplify detailed planning and the dis- cussion of plans, we have divided the city into five planning districts (Figure ES-I). Each district covers a compact geographi- cal section of the city. Each district also includes three or more complete census tracts so that data obtained from the U.S. Census can be effectively analyzed by dis- trict and certain trends identified.

The Executive Summary is a birds eye view of the entire plan and presents some of the important recommendations for dealing with the problems facing the city today. To get a full picture of the city and understand the problems, issues and oppor- tunities it faces today, the reader should refer to each component of the plan. A summary of the major findings for each component is presented below.

HOUSING

Although many of the existing houses in the city are dilapidated and in disrepair, the majority of the housing is structurally sound and with proper maintenance can provide adequate, safe, sanitary housing for all city residents. Despite this basic soundness, however, housing conditions in the city of Chester are often inadequate to provide a decent quality of life for many residents.

Several of the major concerns were identi- fied through community meetings, input provided by local residents, community organizations, businesses and our assess- ment of the existing data and conditions. These concerns include vacant and deterio- rated housing units, age of housing, lack of new housing construction, a high percent- age of public housins as compared to the

rest of the county and an unbalanced ratio

pared to the rest of county and riverfront communities.

In an effort to address those concerns relat- ed to housing, the following is a list of some of the major strategies recomended for implementation:

- of owner-renter occupied units as com- I

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Prepare a detailed housing strategy for selected Housing Opportunity Areas.

Identify, inspect and categorize all vacant units in the city.

Establish a vacant house “hot line” and “early warning system.”

Identify and assemble vacant and under- utilized sites for new construction.

Establish- programs to attract- private housing developers. (e.g. low interest loans, loan guarantees, interest write downs, etc.)

Establish a program of coordination with non-profit and for profit housing organizations.

Carry out the Chester Housing Authority’s planned rehabilitation of exist- ing units.

Develop a system and hire additional housing inspectors to inspect older occu- pied houses for faulty systems.

Develop a handbook identifying the vari- ous programs available to residents who need assistance.

Conduct research to better understand the size and the needs of the city’s homeless population.

Encourage home ownership through lease purchasing, homesteading and other State and Federal programs designed to promote home ownership. -Utilize Federal and State programs and other resources to develop housing loan fund program.

a revolving 1- ‘$

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DELAWARE RIVER

LAND USE

The city is almost fully developed with residential, industrial, commercial, recre- ational and institutional uses. These uses should fit into a functional pattern so the city can provide a clean and safe place for its inhabitants to live, work and play. Although many areas are functional and their relationships compatible, other areas in the city are dysfunctional and land use conflicts are created because activities that are supposed to be carried out are either absent or insufficiently executed. The result is usually breakdown of the various land use functions. For example, industrial land in some areas no longer creates jobs and a tax base for the city, but instead gen- erates conflicts with adjacent residential communities to the point where residential pr6perties are adversely affected by traffic, noise and environmental problems.

The city is predominantly a residential community characterized by row houses, twins, apartments and single family detached houses. Commercial activities are concentrated in the downtown area. Industrial areas are located mostly between the river and Fourth Street.

It is evident that the existing land use pat- tern including, residential, commercial, industrial and recreational has deteriorated because of a lack of maintenance for resi- dential and recreational areas I and under utilization of commercial and industrial areas.

The potential strategies for reversing the blighted and deteriorated conditions are as follows:

Establish high intensity target areas at 1-95 interchanges to take full advantage of interchange potential.

Establish a University District in the city zoning ordinance to address University and citizen concerns.

Establish a Waterfront Overlay District in the'zoning ordinance to allow for timely response to non-industrial development opportunities on the waterfront.

Maintain a strong code enforcement effort to prevent physical deterioration from becoming a major problem in the residen- tial areas.

Encourage buffering and other means of separation between non-compatible uses.

Target neighborhoods that are showing early signs of decline and introduce home- owners to programs that are available for assistance.

Identify reuse potential for vacant and underutilized areas in and around the downtown area.

Establish an inventory of available vacant and underutilized sites for marketing pur- poses relating to a variety of sites for water- front or light industrial type development.

Prepare new zoning regulations with spe- cial emphasis on addressing the problems that have developed as a result of changing land use patterns.

COMMUNITY FACILITIES

The public facilities and human service programs that are provided to service the city include: administrative services and

. municipal buildings, parks and play- grounds, water and sewer, schools, libraries, solid waste collection, hospitals and fire and police protection. There is a strong relationship between the quality of life and how these sekices are provided to the community.

The various services that a government delivers can -have a positive impsct and

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respond to many of.the problems impact- ing the quality of life for city residents and businesses. Listed below are a summary of potential strategies that could complement the delivery of the various services and programs,

A space study should be commissioned to determine how much area is needed to consolidate all city agencies in buildings that'could be more cost efficient and pro- ductive. * >

A reus5 plan €or Crozer Park should be developed to maximize the use of the park.

Identify and program adequate funds'to repair and replace missing equipment in tlie city ls major recreational areas.

The city should actively seek state and federal funds to develop Eyre Drive Recreational Center to its full potential

Resolve the 'ownership and operation of the Deshong Park and develop a scenario that preserves the museum, generates income and provides a tax return.

Develop a long range capital funding and 5 improvement schedule focusing on devel- opment of a branch library 011 the east side of the 'city. Identify interim options to I

improve library service to the east side:

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TRNVSPORTAT~ION.ANDMASS . i

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The,:moxemerit of goods and .people; is:an important:. function. .and:: has: 'a; significant'.: social .and economi'c impact -on.. the..city..-as-a*'i whole. The. mads. and the public transporta-':':: tion..system are .essential in carrying. people ... safely and efficiently .. ta their.. place... of c.2

work, shopping and back home. If roads are not adequate to move people and goods, industry will move out, people will move out and distress situations will be created.

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The major highway in the city's network of roads is 1-95. The other highways which serve as collectors or major routes are Rt.29.l',~;.9th Street, 22nd Street, Morton Avenue, Rt. 320,. Rt. 352,- Kerlin Street, Flow&Street and Highland Avenue.,These roads'afe classified as :either principal arte- rial .o$::collector roads 'because of their capacity to carry large volumes- of traffic.

In terms of mass transit, the city is serviced by-eighb (8) bus..routes operated by,SEPTA. There%re three active rail lines that run; through.the city. CSX and Conrail carry' freight ;traffic and AmtraWSEPTA carries pass'eiib oers.

The rrihjor issues facing: the city are the. inadequate access between the industrial conidokalong the waterfront-and I295 and .

the' mmement of tr,dfic. along the i water-, front coriidor. To address .these and lother issues the' following -recommendations are.' present&& '. ,,: ~ . .

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Wid& Rt: 291 from Ridley'Crkek;,.to Hawick.Street; . ' -. .

. Complete the 1-95 southbound ramp 'at Edgmont Avenue. _ I .

Construct 1-95 on and off-ramps between 9th. Street and the Commodore Bafry Bridge corimector to -serve as the western' leg- of a!new"'Waterfront ~ c c e s s ~ o o p * ~ ' . 'YJ

Improve the Morton. AvenueKhestnuf Street Corridor between 1-95 and Rt. 291 to servicg;-:,as the eastern! 'leg 0fq.a. new '

Post new signs verifying all underclear-

Improve the physical condition"of the Cheste.c:Tran.sportation Center.

Erect new street and directional signs and traffic control systems where necessary.

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"Wa.tecfrorit Access Lbop? ' ' - .'.' '

ancehefghts'for bridges. :: . ' . . ' ~ . ' z

ECONOMIC DEVELOPMENT STRATEGY

The economic development strategy is another important piece of the puzzle in the comprehensive planning process. While the other components of the plan _addressed where Chester residents will live and play, this component will address where they will work and in what type of job.

The major trends affecting the nation’s economy in the past decade included the emergence of a global economy, rapid tech- nological change, changing labor force skill requirements and financing availabili- ty. The national economy as well as the regional and county economic trends have also had a significant impact on the city of Chester. To some extent Chester and many of its businesses were not able to keep up with the changes talung place. .The result has been the deterioration of its major industrial comdor and the loss of many jobs. Thus, the purpose of this strategy is to look at what has happened in the past, how the existing conditions are impacting our environment, where we want to go from here and how to get there.

To address identified problems and to pre- pare the city to take full advantage of the economic change, the following recom- mendations are presented:

Develop a business retention program that keeps existing businesses strong and in the city.

Develop a program to attract new busi- nesses to the city.

Create an environment to encourage the

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start-up of new businesses. Develop job training programs for

Chester residents. Establish a Department of Economic

Development Identify economic development zones,

districts and corridors. Commission a CBD revitalization study. Concentrate applied resources on key

development sites for maximum impact. 9 Rebuild and improve existing infra- structure.

Establish a policy for reuse of city con- trolled land.

Establish a “Land Banking “ program. Reestablish a revolving loan fund. Enlist support of area banks in enhancing

services to city businesses. Identify and pursue economic develop-

ment opportunities related to city assets. Establish a minority business support

program.

SUMMARY

All of the strategies, recommendations, programs and activities identified in the Executive Summary, each discussed in more detail in the relevant section of this comprehensive plan, are designed to move the city of Chester toward a new, brighter vision of its future. This vision is focused on creating a city where good jobs are available, housing is affordable and recre- ational opportunities are plentiful. It is focused on ensuring that the city of Chester capitalizes on its many advantages and addresses its most pressing needs as it pre- pares to enter the 21st century.

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