REGIONAL RELATIONSHIPS

Overview

In addition to internal conditions, the development of this Comprehensive Plan involved an analysis of planning initiatives that are taking place beyond Charlestown Township’s borders. The resulting goals and recommendations outlined in this Comprehensive Plan are intended to produce positive impacts for neighboring municipalities, the County, and the region. The discussion of regional relationships describes the level of compatibility among existing and future land uses in Charlestown Township and adjoining municipalities. It also assesses the degree of consistency with the planning objectives of Chester County as outlines in the Landscapes plan. For a discussion of regional transportation issues, refer to A Plan for Circulation.

This chapter relates to Section 301.(a)(5) of the Municipalities Planning Code, as amended, which states that the Comprehensive shall include:

“A statement indicating that the existing and proposed development of the municipality is compatible with the existing and proposed development and plans in contiguous portions of neighboring municipalities, or a statement indicating measures which have been taken to provide buffers or other transitional devices between disparate uses, and a statement indicating that the existing and proposed development of the municipality is generally consistent with the objectives and plans of the County Comprehensive Plan.”

Relationship to Neighboring Municipalities

Charlestown Township maintains an important yet fragile position within Chester County and the region, remaining one the area’s most scenic and open Townships in the face of increasing development pressure. Impacts of future land development within the Township will be felt in surrounding municipalities and throughout the County. For example, Charlestown’s open spaces provide relief from the more suburbanized areas of eastern Chester County. Charlestown’s planning policies and activities have a direct impact on these conditions and therefore, on neighboring municipalities, the County, and the region. At the same time, Charlestown is impacted by the policies of surrounding municipalities. Land development in neighboring municipalities affects Charlestown’s traffic volumes, water quality, natural resources, and open space networking opportunities.

Map 3, Existing Land Use - 2000, was used to analyze the compatibility of existing land uses. To determine compatibility among future land uses, the future land use patterns put forth in this Charlestown Township Comprehensive Plan are compared with those of the adjoining municipalities’ comprehensive plans and the Chester County Landscapes Plan. The adjoining municipalities include East Pikeland, West Pikeland, East Whiteland, West Whiteland, Schuylkill, Tredyffrin and Uwchlan Townships (Map 1). Each is described below in terms compatible or incompatible uses on lands that are contiguous to Charlestown Township.

East Pikeland Township

Existing land use in East Pikeland Township, along Township Line Road, mainly consists of low and medium density residential development. This is compatible with the agricultural and medium intensity residential land uses in Charlestown Township, also along Township Line Road. In addition, the medium density development area in East Pikeland Township has public sewer service provided by the Valley Forge Sewer Authority, which ties into the system that currently serves residences in Charlestown.

East Pikeland Township’s Future Land Use Plan, as laid out in its 1984 Comprehensive Plan, calls for the continuation of low and medium density residential development of the land adjoining Charlestown Township. Furthermore, the low density residential area encompasses the Pickering Creek Valley. Although PRD’s are permitted in this area, they are subject to strict environmental restrictions. This is compatible with Charlestown Township’s recommendations to limit development in the Pickering Creek Valley in order to preserve critical environmental areas.

West Pikeland Township

Existing land use in West Pikeland Township on land adjoining Charlestown Township is a mix of agriculture, protected open space, and low and medium density residential development. This is generally compatible with the low intensity residential development and agricultural land use in Charlestown Township.

West Pikeland’s Future Land Use Plan, as shown in the 1999 Comprehensive Plan, designates three land use categories – Neighborhood Development Area, Resource Protection Area and Village. Lands east of Conestoga Road/Route 401 are designated as Resource Protection Areas. Lands west of Conestoga Road/Route 401 are designated as Neighborhood Development Areas. There are six Villages, including Rapp’s Corner at the intersection of Yellow Springs and Bodine Roads. This pattern coincides with Charlestown Township’s recommendations to preserve environmental resources within the Minimal Impact Development Area. It is also consistent with the recommended Moderate Intensity Development Area west of the Pennsylvania Turnpike and Bodine Road. In addition, West Pikeland contains an existing large tract of protected open land along Bodine Road, adjoining Charlestown Township. This tract is linked to Charlestown by the Horseshoe Trail and is in close proximity to vacant and agricultural lands within Charlestown. This presents an opportunity to advance an open space network that extends beyond township borders.

East Whiteland Township

East Whiteland Township’s existing land use pattern is compatible with adjacent areas of Charlestown Township. Limited areas of medium intensity residential development are interspersed with vacant/undeveloped lands in the same pattern as is found in Charlestown, with the Charlestown Oaks open space providing a buffer between residential uses in this area. Industrial development areas in East Whiteland and Charlestown Township are concentrated in the same area between Sidley Road and the Pennsylvania Turnpike. Public sewer and water utilities in these areas extend into both East Whiteland and Charlestown Townships.

The East Whiteland Township Future Land Use plan, from the January 1987 Comprehensive Plan, shows Limited Industrial, General Industrial, Corporate, and Environmental Constraints land uses in the current industrial area. This is compatible with Charlestown Township’s plan for this area as a High Intensity Development Area containing among other uses, Low Impact Industrial/Office and Corporate or Residential Campus. However, any future development should address the issue of increased traffic congestion generated by potential employment growth in the area (such as the proposed Atwater project), and roadway improvements should be made accordingly.

To the west of Sidley Road, East Pikeland has planned for a mix of Suburban Residential (1-3 dwelling units per acre) and Environmental Constraints (limited or no development; some recreational use). Nearly all of the lands in this area adjoining Charlestown Township are designated as Environmental Constraints.

West Whiteland Township

The portion of West Whiteland Township bordering Charlestown is dominated by the open space and agricultural lands of the former Church Farm School. Adjoining low intensity residential land use in Charlestown Township is slightly compatible in that the residential properties should not produce an adverse impact on the open space and agricultural lands.

West Whiteland Township’s future Land Use Plan, as described in the 1995 Comprehensive Plan, proposes a 727 acre County/Township Park at the former Church Farm School. West Whiteland also advocates the creation of continuous system of open space, parkland, and resource protection areas connected by a trail network. This is consistent with Charlestown Township’s efforts to create a network of open space and trails.

Schuylkill Township

The existing land use conditions shared by Schuylkill and Charlestown Township include institutional use at the Valley Forge Christian College, Open Space/Recreation use at the Pickering Valley Country Club, and interspersed residential, agricultural and vacant/undeveloped land. The pattern of uses between municipalities is compatible, as similar uses are found immediately adjacent to one another.

This pattern is continued in Schuylkill Township’s Future Land Use plan, as shown in the 1991 Comprehensive Plan. Institutional (Public) use at the Valley Forge Christian College is expected to remain, as is Open Space/Recreation use at the Pickering Valley Country Club. The remaining lands are mainly designated as Rural, Natural, and Conditional. Natural areas pertain to the Pickering Creek Valley and tributary streams. Overall, Schuylkill and Charlestown Townships’ plans for future land use are compatible.

Tredyffrin Township

The existing land use of Tredyffrin Township in land adjacent to Charlestown Township takes the form of low density residential development and vacant/undeveloped land. Similar land uses are found in Charlestown Township. Thus, the existing conditions are compatible.

Tredyffrin Township’s future land use plan (from the 1987 Comprehensive Plan) recommends two uses in the area adjoining Charlestown Township – Rural Conservation (less than 1D.U. / 5 acres) and Medium Density (1-4 D.U. / acre). The Medium Density area occupies the northwestern corner of Tredyffrin, bordered by the Pennsylvania Turnpike and Green Lane. This is somewhat compatible with the proposed High Intensity Development Area in Charlestown. The remaining land bordering Charlestown is designated as Rural Conservation. However, higher intensity residential development (greater than 1 D.U. / 5 acres) is currently underway in this area. Still, the density is not of a level to produce any adverse impacts on contiguous lands in Charlestown Township.

Uwchlan Township

Existing land use in Uwchlan Township on land adjacent to Charlestown Township consists of low to medium density residential development. This is compatible with the adjoining residential land use in Charlestown Township.

Uwchlan Township’s Future Land Use plan, as contained in its April 2000 Comprehensive Plan, designates this area as Low Density Residential. This is basically a continuation of the existing land use. Thus, it is somewhat compatible with Charlestown’s Future Land Use Plan, which proposes a Moderate Impact Development Area nearby.

Chester County Landscapes Plan

The recommendations outlined in the Charlestown Township Comprehensive Plan are somewhat consistent with the Livable Landscapes defined in the Chester County Landscapes plan. That is, some recommendations are consistent with Landscapes, while others are not. Following are descriptions of the various Livable Landscapes designations applicable to Charlestown and the degree to which this Comprehensive Plan is consistent with the County’s objectives within each landscape type.

Natural Landscapes

Chester County’s Landscapes plan designates the lands surrounding the Pickering Creek and Pigeon Run, and along the North Valley Hills as Natural landscapes. It describes these features as “essential elements of the physical environment” and recommends preservation through limited development of these areas. This would require that growth be directed to lands more suited to development.

With the exception of the high density development at Charlestown Hunt, this Comprehensive Plan is consistent with the Natural landscape designation. This is accomplished with the Primary and Secondary Conservation Areas, which are designed to protect critical and sensitive natural resources. The Future Land Use Plan policy element states that development is not appropriate in the Primary Conservation Areas, and that special protection measures must be taken in the Secondary Conservation Areas. Instead, development is directed to more appropriate areas (Moderate Impact Areas, Higher Intensity Development Areas, and Other Low & Moderate Intensity Development areas).

Rural Landscapes

The Landscapes plan envisions most of Charlestown Township as a Rural landscape. This landscape type generally coincides with Charlestown’s proposed Minimal Impact Area, Special Heritage Landscape Protection Zones, Agricultural Priority Areas, and Other Low & Moderate Intensity Development areas. These future land use policy areas promote the preservation of the Township’s agricultural base, prime farmland soils, rural character, and scenic features through limited development and special conservation measures. This is consistent with the County’s desire to preserve its rural heritage and agricultural lands.

Two small areas of inconsistency emerge in this landscape. First, Charlestown’s proposed Higher Intensity Development Area extends north along Phoenixville Pike into the Rural landscape. However, this portion of the Higher Intensity Development Area is intended to potentially include a future residential campus. It is viewed as an area suited to accommodate future growth in balance with efforts to preserve natural areas.

The second area of inconsistency exists among two of the Moderate Impact Areas -in the western portion of the Township, and in the north at Sycamore Lane. These two areas lie within the Rural landscape. Again, in order preserve natural, historic, scenic and rural features in other parts of the Township, these are viewed as appropriate areas to accommodate future growth.

Suburban Landscape

The County envisions Suburban landscapes as “residential areas connected with retail shopping, employment centers and institutional facilities…located in close proximity to each other and carefully interlinked to eliminate continued sprawl of development.” This landscape designation exists in Devault and in the Township’s northern corner. This is consistent with the proposed uses in the Higher Intensity Development Area in Devault, and with the Moderate Impact Area, and existing residential neighborhoods and institutional uses in the Township’s northern corner.