DEMOGRAPHIC PROFILE
Overview
This chapter presents selected demographic characteristics of Charlestown Township based on decennial U.S. Census data from 1970 to 2000. It also contains forecasts for population and housing growth through 2020. Data for neighboring municipalities and Chester County as a whole are also included. This regional view provides perspective on the Township’s position in the area in terms of surrounding demographic patterns and trends, and consequent impacts and development pressures. Implications for future land use in Charlestown Township are also discussed.
The Demographic Profile focuses on four main topics: population, housing, socioeconomic characteristics and economic (employment) characteristics. At the time of adoption of this Plan, only a portion of the 2000 Census data was available. This chapter will need to be updated after all 2000 Census data are available.
Population Profile
The Population Profile
includes a discussion population counts, projections, densities, and selected
population characteristics. When
applicable, data for the adjoining municipalities and the County are included
in order to draw comparisons to regional trends. Data from 1950 are used in some cases to provide a
long-range perspective on population trends. The section concludes with a discussion of planning
implications drawn from the population data.
Population Count
U.S. Census population
counts for Charlestown Township can be misleading because of the presence,
until 1974, of the Valley Forge Army Hospital, which housed a considerable
temporary population. While the
1950 Census excluded this population, the 1960 and 1970 Census counts included
this population. The inclusion of
the Valley Forge Army Hospital artificially inflates the Township’s
population giving the impression that there was an influx of population during
1970, and a major population decline in 1980 (Table 1).
In order to provide a more accurate portrayal of the Township’s permanent population, the data must be adjusted to exclude the Hospital population (Figure 1). The adjusted data utilizes “household population” recorded by the 1970 Census. This figure was recorded at 1,996 persons. The adjusted data also include the 1950 count in order to more fully depict historic population trends.
Table
1. Population Count: 1970 –
2000
Sources: U.S. Census Bureau, Census 2000
Chester County Profile, 1998
Note: 1970
population count includes residents of the Valley Forge Army Hospital.
Figure 1.
Adjusted Population Count
Sources: U.S. Census Bureau, Census 2000
Charlestown Township
Comprehensive Plan, 1965 & 1976
Chester
County Profile, 1998
Note: 1960 and 1970 population counts do not
include residents of the Valley Forge Army Hospital.
In examining the adjusted
population data, a more realistic picture of Charlestown’s population
trend emerges. Although the data
in Table 1 indicate that the Township lost nearly 25% of its population between
1970 and 1980, this decline was primarily due to the closing of the Valley
Forge Army Hospital in 1974. Based
on this adjusted count, the Township’s population actually increased by
774 persons (39%) between 1970 and 1980.
Although Charlestown Township experienced a true decline in population from 1980 to 1990, it was minimal. At less than 1%, it was more of a plateau than a decline.
The 2000 Census reflects a somewhat sharper
population increase than has been seen in the past. Between 1990 and 2000, Charlestown’s population
climbed from 2,754 to 4,051 persons, a 47% increase. This is well above the County’s population increase
for this time period, and, of all adjoining municipalities, is second only to
West Pikeland Township. However,
it is important to note that this dramatic increase can be largely attributed
to the construction of a single, large development - the Charlestown Hunt
PRD. This figure also includes the
student population of the Valley Forge Christian College.
Population
Projections
Population projections indicate a population of 7,344 in 2020 (an increase of 3,293 persons over the 2000 figure). The projections are calculated using an estimate of future housing (and housing occupancy) based on proposed and potential residential development. They also include the anticipated student population at the Valley Forge Christian College. The projections do not, however, take into account the many factors that may affect population growth such as a dwindling supply of land, changing economic conditions, and birth and death rates. Furthermore, population projections at the Township level are extremely fragile. A new, unanticipated development could greatly reduce the accuracy of the numbers. While steps have been taken to increase the accuracy of these projections, they remain a general indication of future population sizes.
Figure 2. Population Projections: 2020
Sources: U.S. Census Bureau, Census 2000
Charlestown Township
Comprehensive Plan, 1965 & 1976
Chester County Profile, 1998
Consultant’s Analysis
Notes: 1. 1960 and
1970 population counts do not include the Valley Forge Army Hospital.
2. 2020 population
projection includes students of the Valley Forge Christian College.
Population Density
Map 2 depicts the distribution of population density in Chester County by municipality. By providing maps of 1980 and 1990, it is possible to see the change in population density over time. This provides a greater perspective of the population dynamics surrounding Charlestown. Of the Townships that border Charlestown, both East Pikeland and West Pikeland Townships show increases in population density from 1980 to 1990, while Schuylkill Township shows a decrease (in terms of a move from one value class to another). On a broader scale, several municipalities in the County’s mid-section exhibit population density increases, as do many in the northern and eastern portions of the County.
Map 2. Population Density: 1980-1990
Selected Population Characteristics
This section provides further detail of Charlestown’s population in terms of age and gender characteristics. The data, taken from the 2000 Census, are shown in Table 2. Figure 3, “Age Composition of Charlestown Township - 2000,” is a graphic illustration of the information contained in Table 2.
Age: The two largest age groups in Charlestown Township are 0 to 19 years (30%) and 45 to 64 years (25%). This may indicate that Charlestown is growing as a community largely comprised of families, with parents in the 45 years+ age group and children in the 0 – 19 years age group. The next two largest age categories are 35 to 44 years (18%), and 19 to 34 years (17%). Persons age 65 and over account for 10% of the Township’s population. Median age is 36.8 years.
The age distribution of
Charlestown Township’s population is very similar to that of the County.
Gender:
According to “Population by Gender,” Charlestown Township
has nearly even numbers of males and females. Of the total 2000 population, 1,974 persons (49%) are male
and 2,077 persons (51%) are female.
Table 2.
Selected Population Characteristics of Charlestown Township: 2000
Source: U.S. Census Bureau, Census 2000
Figure 3. Age Composition of Charlestown Township: 2000
Source: U.S. Census Bureau, Census 2000
Planning Implications of Population
In viewing Map 2, it is
apparent that Charlestown is becoming enveloped by communities with high
population densities. This is
testimony to the fact that Charlestown Township is under immense development
pressure. Charlestown is also
impacted by the growth in these surrounding townships, especially in terms of
increased traffic on its roadways.
The issue is whether a rural and open Charlestown can continue to exist
despite these external pressures.
A program of conservation and growth management is viewed as the most
effective way to approach this issue.
Based on the adjusted population count and population projections, it is clear that the general population trend in Charlestown Township is one of steady growth. While the population increase during the 1990’s can be viewed as an anomaly caused by the construction of a single PRD, it is also an indication of the dramatic impact that a development of this type can have on the Township. With the potential for new PRDs in the future, the Township should be prepared for another similar population increase. Furthermore, increasing population over the next two decades may necessitate additional facilities and services such as recreation and open space, and roadway improvements (designed to accommodate additional vehicles).
The Township’s age composition is important in planning for the appropriate types of housing and community facilities. The number of children under 19 and the number of persons in the 45 to 64 years age group suggests that Charlestown is largely a family community. Families with children could warrant the need for more recreational facilities and family and youth oriented activities.
At the same time, the data suggests that over the next 20 years, the Township’s population may age significantly as those age 45 to 64 move into the 65 years and over age group. Assuming that these persons remain in Charlestown, the Township should be prepared to offer activities and services to retirees and the elderly. Housing should consist of a variety of types and densities that afford the elderly and young adults the opportunity to remain in the Township. The current pattern and style of housing (large, single family homes) may not be accessible to these populations.
Housing Profile
The housing unit profile
includes data related to housing unit counts, housing unit projections,
selected housing characteristics, housing value, and housing
affordability. When applicable,
data for the adjoining municipalities and the County are included in order to
enable comparisons to regional trends.
The section concludes with a discussion of planning implications drawn
from the housing data. Where
census 200 data are not yet available, 1990 figures are used.
Housing Unit Count
The housing unit count
tracks changes in the number of housing units from 1970 to 2000 (Table 3).
From 1970 to 1980, housing in Charlestown Township increased by 195 units, from 611 to 806 units. In terms of percent change, Charlestown ranked fourth among those townships listed in Table 3. The highest growth rate was recorded Uwchlan Township (84%), followed by West Whiteland Township (68%) and East Whiteland Township (63%). The overall growth rate for the County was generally consistent with that of Charlestown Township, at 37%.
In the 1980’s, the pace of
housing growth in Charlestown slowed considerably. Seventy units were added during this decade, bringing the
total number of units in 1990 to 876.
The Township’s 9% increase was the second lowest in the immediate
area. Once again, Uwchlan Township
recorded the highest growth rate at 73%.
The County as a whole experienced a 27% increase in the number of
housing units.
From 1990 to 2000, Charlestown Township gained 521 units – a 59% increase. As with the population count, this sharp increase in numbers can be largely attributed to the construction of a single PRD, Charlestown Hunt, which contains 363 units. In addition to this is the partially completed Charlestown Oaks development, which contained approximately 145 units by 2000.
Table 3. Housing Unit Count: 1970 - 2000
Sources: U.S. Census Bureau, Census 2000
Chester County Profile, 1998
Note: The count of housing units does not
include the Valley Forge Christian College.
Housing Unit Projections
Housing unit projections indicate a count of 1,927 units for 2020 – an increase of 530 units over the 2000 figure. The projections are calculated using an estimate of future housing units based on proposed and potential residential development. They do not take into account factors that may affect housing growth such as the dwindling supply of land and changing economic and social conditions. Furthermore, housing unit projections at the Township level are extremely fragile. A new, unanticipated development could greatly reduce the accuracy of the numbers. While steps have been taken to increase the accuracy of these projections, they remain a general indication of future housing unit counts.
Note that while the
population projections include the Valley Forge Christian College student
population, the housing unit projections do not include the College living
quarters (which are considered by the Census as Group Quarters). Therefore, direct comparisons between
the projected number of housing units and the projected population must take
this condition into consideration.
Figure 4.
Housing Unit Projections: 2020
Sources: U.S. Census Bureau, Census 2000
Charlestown Township Comprehensive Plan, 1965 & 1976
Chester County Profile, 1998
Consultant’s Analysis
Note: The
housing unit projections do not include the Valley Forge Christian College.
Selected Housing Characteristics
The discussion of selected housing characteristics includes information on housing occupancy and households from the 2000 Census, and information on the ages and types of structures from the 1990 Census. Table 4 provides detailed data related to these items.
Housing Occupancy (2000): Housing Occupancy is broken down by occupied units, owner-occupied units, renter-occupied units, and vacant units. Of the 1,397 total housing units in Charlestown Township, 1,340 (96%) are occupied units. Of these occupied units, 1,236 (92%) are owner occupied and 104 (8%) are renter occupied. The remaining 57 units (4%) are classified as vacant.
In terms of housing occupancy, Charlestown Township is generally consistent with the County figures.
Household Characteristics (2000): A “household,” as defined by the 2000 Census, “consists of all the people who occupy a housing unit.” The term “household” does not apply to group quarters, which includes nursing homes, prisons, college dormitories, and military quarters.
Of the total number of housing units in Charlestown
Township, 1340 (96%) are considered Households (equal to the number of occupied
units). Of this total, 1,005 (75%) are Family Households, 335 (25%) are
Non-family Households, and 273 (20%) are classified as Householder Living
Alone. The number of persons per
household is 2.73.
The household characteristics of Charlestown Township are generally consistent with those of the County.
Age of Structure (1990): The age of structures is classified according to ranges beginning with “1939 or earlier,” followed by 10-year increments from 1940 to 1990. The largest number of houses appears in the periods from 1950 to 1959 and 1960 to 1969. After this time, the numbers decrease, indicating that construction of new homes declined in the 1970’s and 1980’s. Approximately 17% of the houses date from 1939 or earlier.
Whereas in Charlestown the 1970-1979 and 1980-1990 figures represent a decrease in new housing construction, the county-wide figures are greatest during these two time periods. Divergent trends are also shown for the 1950-1959 and 1960-1969 time periods. In this regard, Charlestown does not reflect the county-wide trend.
Type of Structure (1990): The various types of housing structures are defined as 1 unit detached, 1 unit attached, 2-9 units, 10+ units, and mobilehome, trailer, and other. The vast majority of housing in the Township is comprised of one unit detached structures, with 835 units (95%). The second largest category is 2-9 unit structures, with 19 units (2%). One unit attached structures account for 11 units (1%). There are currently no 10+ unit structures in the Township.
In terms of the distribution of housing types, Charlestown
Township is generally consistent with the County (Figure 5).
Table 4.
Selected Housing Characteristics of Charlestown Township: 1990 &
2000
Sources: U.S. Census Bureau, Census 2000
Census ’90: General
Characteristics of Population and Housing for Chester County
Census ’90: General Economic, Social, and Housing Unit
Characteristics for Chester County
Figure 5. Types of Housing Structures of
Charlestown Township: 1990
Sources: Census ’90:
General Characteristics of Population and Housing for Chester County
Census ’90: General Economic, Social, and Housing Unit Characteristics
for Chester County
Housing Value
This section provides 1990 Census data pertaining to the value of owner-occupied housing units, median household value, and median contract rent. Countywide data are also included in order to assess Charlestown’s position relative to the County.
According to Table 6, the median value of owner-occupied housing is $239,200 for Charlestown Township. These figures are significantly higher than those recorded for Chester County. Median rent, however, is only slightly higher than the County figure.
Of the Township’s 844 total owner-occupied housing units in 1990, 608 are included in the survey of housing unit values. As shown in Table 6 and Figure 6, housing unit values are somewhat skewed toward the higher end of the value range. Nearly two-thirds of the units fall within the two highest value brackets – 34% in the $300,000+ bracket, and 29% in the $200,000 to $299,999 bracket. Approximately 27% are valued between $100,000 and $199,999. Chester County as a whole exhibits a more even distribution of housing values, with the largest number of units valued in the $100,000 – $149,999 range.
Table 5. Housing Values: 1990
Sources: Census ’90: General
Characteristics of Population and Housing for Chester County
Census ’90: General Economic, Social, and Housing Unit
Characteristics for Chester County
Figure 6.
Housing Values: 1990
Sources: Census ’90:
General Characteristics of Population and Housing for Chester County
Census ’90: General Economic, Social, and Housing Unit
Characteristics for Chester County
Housing Affordability[1]
Affordable housing is commonly defined as housing with total costs less than or equal to 28% of an owner’s gross income. If the portion of income dedicated to housing is sufficient to cover the costs associated with a given housing unit, then the house is considered affordable. If the costs are greater than the income dedicated to housing, then the house is considered unaffordable.
The Affordability Index shows the relationship of income to
housing costs. It is calculated by
comparing the Countywide median monthly household income with the
Township’s median total monthly housing costs (see below). This indicates whether the
Township’s housing is
affordable to the general County population. An Affordability Index of 100 or higher is considered affordable; an Affordability Index below 100 is considered unaffordable.
Affordability Index developed by the National Association of Realtors:
Affordability
Index = 28% of Monthly Median Household
Income
Monthly Home Ownership Cost
Based on 1996 estimates of median household income for Chester County of $57,965 (monthly median household income of $4,830) and a total monthly home ownership cost for Charlestown Township of $1,385, Charlestown’s Affordability Index is 97.7. Of the neighboring municipalities, only three – East Pikeland, East Whiteland, and West Whiteland - have Affordability Indexes over 100.
Planning Implications of Housing Data
The build-out analysis (conducted during the creation of the Future Land Use Plan) suggests that the Township can accommodate 777 additional units at current zoning. This scenario would lead to a sprawling pattern of residential development across the Charlestown landscape. If the predominant housing type of single-family, detached units continues, sprawl will result and the supply of land will be greatly diminished.
As an alternative, this
Plan advocates a mix of development intensities and dwelling types intended to
prevent sprawl. Providing for such
a mix will enable the Township to better manage the supply and demand of its
land resources. Growth may then
take place in a more controlled manner.
A mix of dwelling types may also lead to a more even distribution of
housing values, thereby supporting socioeconomic diversity.
Socioeconomic Characteristics
Socioeconomic Characteristics include data related to income and educational attainment. Table 6 provides 1990 Census figures related to these items for both Charlestown Township and Chester County. Educational attainment is also illustrated with a bar chart in Figure 7.
Income
Two income measures are presented in Table 6. Per capita income is recorded at $31,737. Median household income is $63,909. Both are substantially higher than the County income figures.
Educational Attainment
The educational attainment of Charlestown Township residents peaks at three different levels - High School Graduate, Bachelor’s Degree, and Graduate or Professional Degree. Charlestown Township exceeds the County in all levels of education above High School Graduate.
Table 6. Socioeconomic Indicators of Charlestown Township: 1990
Sources: Census ’90:
General Characteristics of Population and Housing for Chester County
Census ’90: General Economic, Social, and Housing Unit Characteristics for Chester County
Figure 7. Years of School Completed of Charlestown Township Residents: 1990
Sources: Census ’90: General Characteristics of Population and Housing for Chester County
Census ’90: General Economic, Social, and Housing Unit Characteristics for Chester County
Selected Economic Characteristics
This section pertains to
the employment and labor force characteristics of Charlestown Township and
Chester County as a whole. It
includes a description of employment by industry; employment by occupation;
place of work at the state and county level; and place of work at the
Metropolitan Statistical Area (MSA)/Primary Metropolitan Statistical Area
(PMSA). The location of major
regional employers is also discussed.
This section provides insight into the relationship between employment
and land use in Charlestown Township.
According to Table 7, the
largest percentage of Charlestown’s labor force is employed in
Professional & Related Services (a total of 32% in Health, Educational, and
Other Professional & Related Services). The second largest percentage is employed in Manufacturing
(a total of 20% in Durable and Non-durable Goods), followed by Retail Trade
(17%). This pattern nearly mirrors
the countywide employment pattern, although Charlestown exhibits a slightly
higher percentage in the Profession Services category (32% in Charlestown; 24%
in Chester County).
Table 7. Employment by Industry: 1990
Source: U.S. Census Bureau, 1990
Table 8 shows that nearly one-half of Charlestown’s labor force works in Managerial and Professional Specialty occupations. Another 28% work in Technical, Sales, and Administrative Support positions. Although the general employment pattern is consistent with the County, the much higher percentage of the Township’s labor force employed in Managerial and Professional Specialty occupations may explain the higher per capita and median household income figures shown in Table 6.
Table 8. Employment by Occupation: 1990
Source: U.S. Census 1990
When analyzed together,
Place of Work at the State and County Level, and Place of Work at the MSA/PMSA
Level reveal exactly where Charlestown’s residents are employed. Fifty-six percent work in the County,
39% work outside the County, and 5% work outside of the State (Table 9). Table 10 provides further detail,
demonstrating that 12% (171 persons) work in the Central City (i.e.
Philadelphia), and 84% work in other parts of the Philadelphia MSA. The number of persons working within
the County can be explained in part by the high concentration of business and
industrial parks and major retail centers in East and West Whiteland,
Tredyffrin and Uwchlan Townships.
Table 9. Place of Work: County & State Level: 1990
Source: U.S. Census 1990
Table 10. Place of Work: MSA/PMSA Level: 1990
Source: U.S. Census 1990
DVRPC employment
projections, measured as number of jobs, show very little growth in Charlestown
Township over the next 20 years.
According to Table 11, there will be an increase of 100 jobs (7%) from
2000 to 2010, and no growth (0%) from 2010 to 2020. However, analysis conducted by the Charlestown
Township’s Planning Consultant shows a potential for 6,500 new jobs based
on current zoning.
Table 11 also shows a
continuing increase in job growth in the municipalities surrounding
Charlestown. The only exceptions
being Schuylkill Township and East Pikeland Township. However, recommended revisions to the employment projections
based on input from the County and local municipalities suggest that all
adjoining municipalities will experience an increase in employment.
Table 11. Employment Projections: 2000 – 2020
Source:
U.S. Census 1990
Planning
Implications of Labor Force and Employment Characteristics
The 1998 Chester County Profile identifies 71 business and industrial parks and 32 major retail centers in the County. Approximately one-half of the business and industrial parks, and one-half of the major retail centers are located in the municipalities immediately surrounding Charlestown. Furthermore, the two top employers in the County, The Vanguard Group and Seimans (formerly Shared Medical Systems) are in close proximity to Charlestown. Organizations such as these may attract and draw upon an educated and skilled labor force such as that which exists in Charlestown.
The fact that eastern Chester County is such a prominent area in terms of employment growth and opportunity may explain the increasing land use pressures in Charlestown. Should job growth continue, as indicated by the employment projections, this pressure will only increase. Charlestown must therefore be proactive in issues of land use and traffic management.