Ways Lane Neighborhood Enhancement Plan COMPLETE

WAYS LANE NEIGHBORHOOD ENHANCEMENT PLAN
Kennett Township-Chester County, PA
SUMMARY REPORT
Prepared by:
Thomas Comitta Associates, Inc.

Town Planners & Landscape Architects
Adopted: July 19, 2004

Ways Lane Neighborhood Enhancement Plan Kennett Township Chester County, PA SUMMARY REPORT
Table of Contents Page Introduction Visioning & Goals Market Assessment Concept Plan Implementation Strategies 1-1 2-1 3-1 4-1 5-1
Appendices A Visioning B Highest and Best Use Analysis C Article VII-A Traditional Neighborhood Development A-1 B-1 C-1

List of Figures Page 1. Future Land Use (Map 10-1 from the Comprehensive Plan Update) Study Area Boundary Aerial Photograph, 2000 Existing Land Use In-Progress Initiatives Physical Development Constraints and Opportunities Concept Plan: Complete Road Network & Maximum Enhancement Pedestrian Access Plan Road Type A Cross-Section/Sketch Road Type B Cross-Section/Sketch Road Type C Cross-Section/Sketch Images and Inspiration for Ways Lane Neighborhood: The Green Images and Inspiration for Ways Lane Neighborhood: Housing 1-2
2. 3. 4. 5. 6. 7. 8. 9. 10. 11.
1-4 4-2 4-3 4-4 4-6 4-8 4-9 4-10 4-11
4-13
12.
4-14
A-1 B-1
Public Workshop Attendees Primary Market Area of the Ways Lane Neighborhood
A-22 B-13
ii

Introduction Kennett Township and the Chester County Planning Commission collaborated on the Comprehensive Plan Update, which was adopted on February 16, 2004. On the Future Land Use map 10-1, an Economic Development Area is shown in an orange color (see Figure 1) to represent the Ways Lane Neighborhood. A yellow star is also shown to indicate Special Study Area (see Figure 1). Relative to the Economic Development Area, Chapter 10 Land Use Plan indicates: Land Use Recommendation: The goal for the Ways Lane Economic Development Area is to focus on potential redevelopment opportunities and to create a more detailed strategic plan for its future. A mix of industrial, office, commercial, and institutional uses should continue to be permitted, with an overall master plan for the area. Higher density residential uses and mixed uses, such as apartments over commercial and office uses could also be considered for the Ways Lane Area. Another important issue is to the ownership and maintenance of Ways Lane. If this area is to be redeveloped, improvements to the road and possibly public ownership and maintenance need to be addressed. Relative to the Special Study Area, Chapter 10 Land Use Plan indicates: The Ways Lane Economic Development Area is identified as a Special Study Area. All of the ideas and concepts discussed above for this area should be addressed by the Study. Economic development planning should also be included as an element of the Study to determine the most viable redevelopment options. The study should be coordinated with Kennett Square Borough to achieve maximum compatibility between the two municipalities and to address future planning goals of both communities. While the Comprehensive Plan Update was being prepared, several private property owners submitted plans for new development along Ways Lane (e.g. Bayard Taylor Memorial Library and Kennett Automotive, both at the northern end of Ways Lane and Cypress Street). These private actions, combined with the Townships interest to proactively plan for the entire Ways Lane Neighborhood, sparked the need for this Enhancement Plan. The first step in the process of preparing this Enhancement Plan was to define the boundaries of the Study Area and a Focus Area. Figure 2 depicts the outer boundary of the Study Area shown with a red line, and the Focus Area Boundary shown in yellow along Cypress Street, McFarlan Road, Rosedale Road, and S. Walnut Street. Most of the technical work was devoted to this Focus Area.
1-1
Map 10-1 Future Land Use

BALTIMORE PIK E (US 1)

Municipal Border Roads Parcels
E UT RO
D OO NW EE GR
East Marlborough
RD
52

AN RD MCFARL
Pennsbury
AY ESSW EXPR US 1
ROSEDALE RD
N RD BURROWS RU
Rural Resource Areas: Resource Conservation Rural Residential Growth Areas: Suburban Residential Planned Neighborhood Village Economic Development Area Office Campus Specialized Agriculture and Industrial
HI LL EN DA LE
E PIKE IMOR BALT
RD
RD ARD BAY
SPRING MILL RD
CR EEK RD
D DALE R HILLEN
RD LE VIL IR FA
AY W R NO

NETT RD OLD KEN
D R
NINE GATES RD
New Garden
Floodplain Overlay Special Study Area
D ILL R ER M NDL CHA
RD GE ID R LB AL H RS MA
D KAOLIN R
w Ne
EWART RD
DE ty, un Co tle as C
This map was digitally compiled for internal maintenance and developmental use by the County of Chester, Pennsylvania to provide an index to parcels and for other reference purposes. Parcel lines do not represent actual field surveys of premises. County of Chester, Pennsylvania makes no claims as to the completeness, accuracy or content of any data contained hereon, and makes no representation of any kind, including, but not limited to, the warranties of merchantability or fitness for a particular use, nor are any such warranties to be implied or inferred, with respect to the information or data furnished herein. No part of this document may be reproduced, stored in a retrieval system or transmitted in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise, except as expressly permitted by the County of Chester.
W S
Kennett Township
1 1.5 Miles
RO UTE 41
0.5
0.5
Data Source: Municipal Borders, Parcels- Chester County Bureau of Land Records, 2001; Roads - Chester County Bureau of Land Records, 2002; Floodplain - Q3 Flood Data, Chester County, Pa; Federal Emergency Management Agency, 1996.ChesCO-LRS; Future Land Use, Special Study Areas - KennettTownship Comprehensive Plan Task Force, 2004; CCPC 2004.
Comprehensive Plan Adopted February 2004

The overall Study Area comprises 624 acres. The Focus Area in the middle of the Study Area comprises 198 acres. The most significant enhancement needs relate to the198 acre Focus Area. The Township organized a Steering Committee of elected and appointed officials and collaborated with officials from Kennett Square Borough. During the period from mid-2003 to mid-2004, the Ways Lane Steering Committee met during eight work sessions to prepare this Plan with the Town Planning Consultant, and with the oversight of the Chester County Planning Commission. The sections that follow provide a Summary of the Visioning Process, the Goals, a Market Assessment, the Concept Plan, and Implementation Strategies.
1-3

Visioning & Goals A Public Workshop occurred on September 16, 2003 during which time various slide pairs were reviewed in the spirit of discerning visual preferences for future end states in the Ways Lane Neighborhood. After an overview of existing conditions was presented (through color slides taken at ground level and from a photo flight), images from other places were analyzed. The Tabulations from the Survey of Visual Preferences at Public Workshop #1 are included in Appendix A. The most highly preferred images include: + + + + + + Small-Lot Single-Family Homes; Townhouses; Family-type Restaurants; Corner Store; Gazebo; and Apartments.
The least preferred images include: Discount Retailer (like a Target); Auto Sales; and Industrial Development.
In addition to the numerical rankings, the participants added various write-in comments, which are also included in Appendix A. The write-in comments were provided to advocate the following considerations: + + + + + + affordable housing; smaller restaurants; a neighborhood park; village atmosphere with corner store and small shops; age-qualified housing; and nice apartments.
Growing out of the Visioning exercise, the overall goals for the Ways Lane Neighborhood were discussed at Public Workshop #2 on January 22, 2004. Unlike other nearby neighborhoods that have a discernable road network and a coherent land use pattern, the Ways Lane Neighborhood does not have an effective road network and integrated development. It needs thoroughfares, appropriate infill development, and overall beautification and redevelopment.
2-1

The Ways Lane Neighborhood has the potential to be highly functional and attractive. However, the access portals are not attractive, and several new streets are needed. As a result of the comments from the Steering Committee and the Public Workshop attendees, several overall goals were inked as follows: 1. 2. To create a plan for integrated networks of vehicular and pedestrian thoroughfares. To create a plan for connections to existing thoroughfares, with enhancement of the gateways. To promote a graceful and seamless transition of land uses from Kennett Square Borough to the Ways Lane Neighborhood. To integrate the good development that exists within the Neighborhood, with new opportunities for mixed use. To integrate recently proposed development, into a new and improved Ways Lane Neighborhood. To promote community facilities, such as the library, a civic square, recreational features, walkways and pedestrian amenities. To take a market based approach to redevelopment. To carefully consider existing physical development constraints and opportunities as the basis for the future land use pattern and streetscape. To explore a set of options for development and redevelopment, and for the implementation of the Plan. To engage in a plan-making process that involves public participation and landowner involvement.
3.
4.
5.
6.
7. 8.
9.
10.
These goals set the stage for the preparation of a Concept Plan for the Ways Lane Neighborhood.
2-2

Market Assessment Concurrent to the Visioning & Goals component of this study, a market assessment was conducted by Real Estate Strategies, Inc. Their full report is included in Appendix B. Some of the key findings and recommendations of the report entitled: Highest and Best Use Analysis of the Ways Lane Neighborhood in Kennett Township, Pennsylvania include: + + there is little demand for speculative office development; there is limited demand for retail development over the next five years, due principally to lower visibility and access, as well as the recent opening of a Walmart nearby; there is a probability for institutional uses such as the Bayard Taylor Memorial Library, and an expanded Kennett Senior Center; there is a demand for 96 to 192 dwelling units in the Ways Lane Focus Area, with a mix of rental and for-sale units; housing unit designs should promote TND Traditional Neighborhood Development including small lot single-family development, duplexes, townhouses, and apartments; for-sale housing should be priced at or below $200,000, and rental units should be priced from $800 to $1,200 monthly; for households with incomes between $25,000 to $45,000, housing is also in demand, and should be developed using a vehicle such as a Low Income Tax Credit Program, or other appropriate financing techniques; and demand for additional housing may be created if the Ways Lane Neighborhood is enhanced through additional sewer capacity, increased densities, and the removal or buffering of unattractive industrial, intensive agricultural, and trucking operations.
The basis for these findings and recommendations, and the complete summary is included in Appendix B.
3-1

Concept Plan The preparation of the Concept Plan for the Ways Lane Neighborhood evolved from the inventory and analysis of: + Existing Land Use, in November 2003; + In-Progress Initiatives, involving private land development proposals; and + Development Constraints and Opportunities (mapping). The Existing Land Use Plan, Figure 3, depicts nine (9) types of land use as of November 2003: Residential, Commercial, Office, Institutional, Agricultural, Specialized Agriculture, Industrial, Utility, and Vacant. The Vacant, Agricultural, and Specialized Agriculture (mostly mushroom growers) should be converted to other or newer uses, as shown in Figure 6. The In-Progress Initiatives plan, Figure 4, depicts the locations for four proposed buildings within the Focus Area. For the purposes of this Plan, we assumed that these four buildings could have a high probability of being built. The Physical Development Constraints and Opportunities (map), Figure 5, depicts: Constraints, including Woodlands, Wetlands, Streams, Ponds, Floodplains, Hydric Soils, Steep Slopes (>25%), and Moderate Slopes (15% to 25%) Opportunities, including Potential Neighborhood Nodes, and Street Types A, B and C based on circulation and access needs. (These Street Types are shown in further detail on pages 4-9, 4-10 and 4-11.)
The Street, Alley and Service Lane network shown on Figure 5 reappears in Figure 6, the Concept Plan.
4-1

After the review and analysis of Figure 3, 4, and 5, several plans were prepared to illustrate development/redevelopment concepts. What emerged from the analysis and evaluation of several preliminary concept plans is depicted in Figure 6, Concept Plan: Complete Road Network & Maximum Enhancement. This Concept Plan, which is intended to have an overall positive impact on the Ways Lane Neighborhood, depicts: + + + + + + + + + + + + + + Existing Commercial to remain Proposed Commercial Existing Office to remain Proposed Office Existing Institutional to remain Proposed Institutional Existing Industrial to remain Proposed Industrial Existing Mushroom to remain Existing Residential to remain Proposed Residential 4 to 6 dwelling units per acre Proposed Residential 6 to 10 dwelling units per acre Proposed Open Space Proposed Central Green/Recreational
The intent of the Concept Plan is to have two to three story buildings that would be smaller footprint buildings (e.g. commercial and office of less than 30,000 square feet of ground level space). The Proposed Residential could be modeled after the images shown on pages 4-13 and 4-14 as Figure 11 and Figure 12. The Proposed Central Green/Recreational could be modeled after the image shown on page 4-13 as Figure 11. Although the Market Assessment summarized in section 3 (and included in Appendix B) indicates limited demand for Commercial land use, Figure 6 depicts a small Proposed Commercial area at the Neighborhood Node formed by Copes Road extension to the new and improved Ways Lane. It is in this area that Ways Greenhouse retail operation could expand and a small (850 to 1,200 square foot) corner-type store could be added. It is also possible that a small, 850 square foot portion of the flower market could be devoted to the sale of milk, bread, eggs, soft drinks, etc. The idea here is to create and anchor at the new Neighborhood Node as a place where people could convene, talk to their neighbors, buy flowers, buy groceries, and celebrate the new Ways Lane Neighborhood. The centralized commercial area would be secondary to the more visible and primary shops, stores, restaurants, and offices that would front along Cypress Street.
4-5

In support of the concept plan presented as Figure 6, a Pedestrian Access Plan is proposed. Figure 7 depicts a network system of interconnected Sidewalks that are parallel to the street and alley networks shown in Figure 6. Figure 7 also depicts Proposed Crosswalks at several intersections. Three Cross-Sections/Sketches are included to clarify the intent for future rights-of-way, cartways, and sidewalks. Figures 8, 9 and 10 depict the proposed A, B and C street types. The A-Street is intended to apply to the upgraded Ways Lane and Cope Road extension. The B-Street is intended to apply to the extension of Cope Road to McFarlan Road, and to the southern portion of Ways Lane. The C-Street is intended to serve more like an Alley or Service Lane. (Refer to Figures 5 and 6 for additional details on the proposed Street types.) These street cross-sections should prove to be useful when the Township amends the Official Map.
4-7

Figures 11 and 12 are included in support of Figure 6, the recommended Concept Plan. Figure 11 includes a Green (outlined in red) to highlight the fact that the proposed residential areas could be designed with neighborhood or civic space. Figures 11 and 12 also depict housing types that could be replicated in the Ways Lane neighborhood. The market analysis (Appendix B) indicates the demand for townhomes in the Ways Lane neighborhood. Townhomes are shown on both sides of the Green in Figure 11, and in the far left corner in Figure 12. These images are intended to provide inspiration to spark the implementation strategies that are outlined in the following section.
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Implementation Strategies Several strategies or options could be pursued to help implement the Ways Lane Neighborhood Enhancement Plan. Some of these action items should occur simultaneously, as more than one measure will be needed to implement the plan. The strategies and options are presented below in outline form, as they are intended to be a checklist for the Township to start to pursue in 2004 and 2005. 1. Official Map Amendment (Start Date: Fall 2004) a. b. c. d. 2. Promulgate new Streets and Lanes in the Ways Lane Neighborhood Focus Area to help insure conformance with the Plan. Secure the right-of-way for the northern half of Ways Lane, and the extension of Copes Road. (These road segments constitute the A streets.) Secure the right-of-way for the other roads and lanes. (These road segments constitute the B and C streets.) Promulgate a Neighborhood Park or Green near the new crossroads of Ways Lane and Cope Road.
New Zoning District (Start Date: Spring 2005) a. Create a new Zoning District, such as a Traditional Neighborhood Development (TND) District, in accordance with Article VII-A of the Pennsylvania Municipalities Planning Code (see Appendix C). The TND District could be a new District that would take the place of several existing Districts in the Target Area. The TND District would apply under specific conditions of eligibility (the first of which should be conformity to the Concept Plan).
b. 3.
Manual of Design & Development Guidelines (Start Date: Spring 2005) a. Prepare a Manual that would provide guidelines for the design and development of the Ways Lane neighborhood(s). Such a Manual should address such features as: Alleys; Build-To Lines; Building Heights; Building Location; Civic Space; Mixed Use; On-Street Parking; Parking Location; Sidewalks; Street & Alley Networks; and Streetscape. If a Developer steps forward soon after the adoption of this Plan, with the intention of creating a TND, the Developer could prepare the Manual, or parts of the Manual, as per Section 708-A of the MPC with input from the Township (see Appendix C). 5-1
b.

4.
Developer Recruitment (Start Date: Spring 2004) a. Landowners and Developers of individual properties should continue to be recruited to assist with the implementation process. Existing institutions and businesspersons should continue to partner with the Township to collaborate with the design of street, sidewalk, and utility systems. Additional outreach initiatives should take place after the Plan is adopted to inform Developers of rezoning accomplishments.
b.
c.
5.
Neighborhood Improvement District (NID) (Start Date: 2008) a. A Neighborhood Improvement District (NID) could be created. It could be the Focus Area formed by Cypress Street, McFarlan Road, Rosedale Road, and S. Walnut Street (see Figure 2). The NID would be a separate tax district. The NID could focus on streetscape enhancements, and programs and activities to increase the visibility and viability of various businesses and properties. The NID, through its Director, could seek funds for improvements and enhancements for streets, sidewalks, signage, facades, and the like. The NID could be a multi-municipal entity, whereby Kennett Township and Kennett Square Borough share in the responsibility of this initiative, and engage in innovative joint planning programs. The Township and Borough should consult with various agencies for pointers such as: the Executive Director of the West Chester BID (610-738-3350, www.westchesterbid.com); the Pennsylvania Downtown Center (717-233-4675); and the Governors Center for Local Government Services (888-223-6837).
b.
c.
d.
6.
Infrastructure Improvements (Start Date: Early 2005) a. Kennett Township should continue to collaborate with private property owners to obtain the rights-of-way for Ways Lane, and Cope Road extension. Kennett Township should maintain communications with PennDOT to address the reconfiguration of the new Ways Lane intersection with Cypress Street.
b.
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c.
Kennett Township and Kennett Square Borough should continue to collaborate to provide sewer capacity for the Ways Lane Neighborhood Enhancement Area. (At present, there is a lack of capacity to enhance the Ways Lane Neighborhood. Even if all goes well, adequate sewer capacity may not be available for three to five years, given the fact a regional Act 537 Plan will not be completed until 2005 or 2006.)
7.
Relocation Services (Start Date: Early 2008) a. Through the development process, provide assistance with the relocation of existing businesses and residences. This initiative could be undertaken primarily by the Developers.
8.
Assessment of Transfer of Development Rights (Start Date: 2005) a. A base residential density could be established within the Focus Area in the range (for example) of 3.5 to 4.0 dwelling units per acre, in place of industrial zoning. As a receiving area, the Ways Lane Neighborhood could receive (for example) an additional 1.5 to 2.0 dwelling units per acre, for every one (1) dwelling unit of lot area from sending areas in the R-1 and/or R-2 Districts.
b.
In addition to the eight strategies outlined above, the Kennett Township Board of Supervisors and Planning Commission should continue with the Ways Lane Steering Committee. A reconstituted Steering Committee could meet monthly to advance the implementation of this Plan.
5-3

Ways Lane Neighborhood Enhancement Plan COMPLETE

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Ways Lane Neighborhood Enhancement Plan COMPLETE

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WAYS LANE NEIGHBORHOOD ENHANCEMENT PLAN

Kennett Township-Chester County, PA

Thomas Comitta Associates, Inc.

Adopted: July 19, 2004

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

1-4 4-2 4-3 4-4 4-6 4-8 4-9 4-10 4-11

Thomas Comitta Associates, Inc.

Map 10-1 Future Land Use

E PIKE IMOR BALT

Floodplain Overlay Special Study Area

D ILL R ER M NDL CHA

Comprehensive Plan Adopted February 2004

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

Thomas Comitta Associates, Inc.

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