SHORT & LONG-RANGE IMPLEMENTATION STRATEGIES

Overview

Once the Comprehensive Plan is adopted, efforts to implement the Plan should begin. However, as noted in the Introduction, the Comprehensive Plan is not a legal document. Implementation of the recommendations contained in the Comprehensive Plan must be accomplished through other tools such as the Zoning Ordinance, the Subdivision and Land Development Ordinance, and the Official Map. Implementation may also be carried out through projects and programs conducted in cooperation with other Township boards, the County, regional authorities, and public or private agencies such as the various land trusts and conservancies.

This chapter outlines short- and long-range implementation strategies. It relates to the Municipalities Planning Code (MPC), Section 301.(a)(4.2) which requires:

“A discussion of short-range and long-range plan implementation strategies, which may include implications for capital improvements programming, new or updated development regulations, and identification of public funds potentially available.”

Suggested Zoning Ordinance Amendments

In order to achieve a more sustainable pattern of land use, the objectives and provisions of the Zoning Ordinance must be consistent with those of the Comprehensive Plan. To achieve this consistency, it is strongly recommended that the following Amendments to the Zoning Ordinance be implemented by the Planning Commission and Board of Supervisors in 2001, 2002, and 2003:

• Enact ordinances to strictly limit development within the Primary and Secondary Conservation Areas and Special Heritage Protection Zones.

• Provide for various levels of development intensity in accordance with the preferred Development Areas defined in the Future Land Use Plan.

• Expand upon the Stream Valley Restrictions provisions of the Zoning Ordinance.

• Enact ordinances to expand wetland buffers and limit development within wetland buffers and wetland margins.

• Enact ordinances to address the Goals, Objectives & Strategies in Chapter 4 pertaining to Agricultural Lands, and the Agricultural Priority Areas discussed in A Plan for Land Use.

• Revise the Net Lot Area deductions to address steep slopes (15 – 25%), stream valley and wetland buffers, and FEMA 500 year floodplains.

• Create a new Zoning District (which could be entitled FR-C, Farm Residential-Conservation) to encompass the Minimal Impact Areas shown in Map 5. This Zoning District could require lot sizes of 87,120 square feet (2 acres); it could require a minimum of 50% open space under the Open Space Option; and it could become the sending areas for the Transfer of Development Rights (TDR) program.

• Create new Performance Standards to better protect the Special Heritage Landscape Protection Zones, especially in terms of visual impact mitigation.

• Create a Transfer of Development Rights (TDR) program as a means of protecting the Minimal Impact Conservation Development Areas and the Special Heritage Landscape Protection Zones (Refer to Appendix E for information on TDR, including Map E-1, depicting Possible Sending and Receiving Areas in Charlestown Township). Work on the TDR program should begin in the Fall of 2001.

• Refine the Open Space Option regulations to increase the minimum open space from 40% to 50% or 55% in areas where public water and public sewer would enable smaller lot areas, and in areas that are more significantly constrained.

• Provide incentives for land preservation and the use of the Open Space Option.

• Create a new Zoning District (which could be called R-2) to encompass the Moderate Impact Areas shown in Map 5, which could enable lot sizes of 43,560 square feet (1 acre) to 65,340 square feet (1½ acres).

• Revise the regulations for the LI – Limited Industrial districts to enable the adaptive re-use of dwellings or their conversion to apartments, and permit the redevelopment of warehouse sites for higher intensity residential uses.

• Revise the Interpretation section of the Zoning Ordinance to include updated goals and objectives from this Comprehensive Plan.

• Enact a trail protection ordinance that prohibits the removal trails without providing an acceptable alternative route.

• Revise the design standards of Planned Residential Developments (PRD) to promote a mixed use and village-like development opportunity.

• Revise the design standards for recreational facilities in PRDs.

• Allow for a diversified land use pattern of Industrial and Commercial uses in the Devault area through Amendments to the LI and NC Districts.

• Protect sites throughout the Township that are eligible for protection as historic resources. Enact a Historic Resources Protection Ordinance focused on alternatives to demolition.

• Identify techniques for Village development and Traditional Neighborhood Design (TND) as a means of conserving open space and creating more livable communities in accordance with Appendix E. Create a TND Overlay District in Devault.

• Promote more compact development in an effort to designate useable open space for trails, active and passive recreation.

Suggested Subdivision and Land Development Ordinance Amendments

The objectives and provisions of the Subdivision and Land Development Ordinance must also be consistent with those of the Comprehensive Plan. To achieve this consistency, it is strongly recommended that the following Amendments to the Subdivision and Land Development Ordinance be enacted by the Planning Commission and Board of Supervisors in 2001, 2002 and 2003:

• Enact a Best Management Practices ordinance for stormwater management.

• Encourage and provide incentives for Applicants to create Open Space Developments, Conservation Design Subdivisions, and interconnected trails and greenways.

• Encourage alternatives to conventional lot development featuring “conservation subdivision” techniques and “conservation land development” techniques by promoting a fast track approach to Plan approval.

• Revise the Plan Requirements Section and the Design Standards Article to address Secondary Conservation Areas.

• Include as Appendices portions of the Appendix E “Implementation Tools & Techniques” to graphically portray preferred development outcomes.

Other Implementation Strategies

Short-Range

· Accelerate the initiatives of the Charlestown Township Open Space Committee to advocate land conservation through various educational programs and activities.

· Work with landowners to acquire additional lands for open space and recreational uses.

· Collaborate with local land trusts and conservancies in an effort to acquire more open space through the use of conservation easements.

· Apply for a Department of Community and Economic Development (DCED) grant to prepare a detailed plan for Devault Village. The grant application process should begin in the Fall of 2001.

· Collaborate with the Chester County Planning Commission to suggest revisions to the “Livable Landscapes” map so that the County’s landscape boundaries are more consistent with the Township’s Future Land Use Plan.

Long-Range

· Participate in State and County Farmland Preservation Programs.

· Collaborate with SEPTA, PennDOT and other transportation agencies on circulation improvements initiatives.

· Prepare an Act 209 Plan for transportation enhancements.

· Charge an impact fee per vehicle trip generated to pay for transportation improvements identified in an Act 209 Transportation Plan.

Official Map

Short-Range

Article IV of the MPC states that the governing body of each municipality may adopt an Official Map which depicts land that the municipality intends to reserve for public use. The Official Map can be used as a tool to help implement road connections and to acquire land for recreational or institutional use. According to the MPC, the Official Map “may show appropriate elements or portions of elements of the comprehensive plan adopted pursuant to section 302 with regard to public lands and facilities…” These elements may include:

(1) Existing and proposed public streets, watercourses and public grounds, including widenings, narrowings, extensions, dimunitions, openings or closings of same.

(2) Existing and proposed public parks, playgrounds and open space reservations.

(3) Pedestrian ways and easements.

(4) Railroad and transit rights-of-way and easements.

(5) Flood control basins, floodways and flood plains, storm water management areas and drainage easements.

(6) Support facilities, easements and other properties held by public bodies.

Section 406 of the MPC, “Time Limitations on Reservations For Future Takings,” states that Board of Supervisors has one year to acquire or begin condemnation proceedings on a property reserved for public grounds “after an owner of such property has submitted a written notice to the governing body announcing his intentions to build, subdivide or otherwise develop the land covered by the reservation, or has made formal application for an official permit to build a structure for private use.”

Capital Improvements Plan (CIP)

Long-Range

A sound Capital Improvements Plan (Program) requires a steady, stable flow of revenue that is adequate to support financial outlays. The Township should estimate anticipated costs for projects related to road and intersection improvements described in “A Plan for Circulation” and the improvements described in “A Plan for Community Facilities,” especially for municipal facilities and parks.

The Township should apply for grant monies that are available at the state and federal levels for various public works, park enhancement, and other municipal projects to supplement the CIP.

Other Municipal Finance and Budget Strategies

Long-Range

The Township has effectively budgeted for public works, road improvements, recreation, and open space acquisition (Appendix I). As addressed in Goal 16 of Chapter 4, the Township should also consider budgeting for the following initiatives:

· enhance Township operations through a Township Manager position; and

· enhance park and recreational services (possibly through a part-time or full-time Director of a Parks and Recreation Department)

Education

Long-Range

In order for this Comprehensive Plan to be effective, Township boards and commissions involved in the planning process should be informed of its provisions. The Planning Commission should hold educational meetings for other Township organizations such as the Historical Commission, Zoning Hearing Board, and Park and Recreation Board. This should help to ensure that the Comprehensive Plan’s objectives are clearly understood by all.

Plan Review

The Comprehensive Plan should be periodically reviewed and updated to ensure that progress is being made and to keep pace with changing conditions. The Township should conduct a scheduled review of the Comprehensive Plan not more than ten years after its adoption, to evaluate progress and make mid-term adjustments if necessary.