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EAST FALLOWFIELD
TOWNSHIP
COMPREHENSIVE PLAN
Chester County, Pennsylvania
DRAFT
June 4, 2015
DRAFT
June 4, 2015
Comprehensive Plan for East Fallowfield Township
Chester County, Pennsylvania
East Fallowfield Township
2264 Strasburg Road
East Fallowfield, PA 19320
610-384-7144
www.eastfallowfield.org
BOARD OF Joe Pomorski, Chair
SUPERVISORS Steve Herzog, Vice Chair
Charles Kilgore
Mark Toth
Ed Porter
COMPREHENSIVE PLAN Dennis Crook, Chair (Planning Commission)
TASK FORCE John Schwab (Planning Commission)
Garth Monaghan (Planning Commission)
Jim Durborow (Planning Commission)
Jim Weeks (Planning Commission)
Joe Perzan (Planning Commission)
Richard Agatone (Planning Commission)
Jeanne Berlin (Park and Recreation Commission)
Joe McCormick (Historical Commission)
Arthur DeLeo (Agricultural Security Area Commission)
Mark Toth (Board of Supervisors)
Jim Petro (business owner)
ADOPTED: __________________________, 2015
This plan was funded in part through a grant from the Vision Partnership Program sponsored by
the County Board of Commissioners. The Plan is prepared to achieve the goals and objectives
of Landscapes 2, the Chester County Comprehensive Plan to manage growth.
RAY OTT & ASSOCIATES  PLANNING AND LANDSCAPE ARCHITECTURE
17 South Church Street  West Chester, PA 19382 tel: 610.429.9993
TABLE OF CONTENTS
1.
INTRODUCTION, GOALS & OBJECTIVES ................................................................................ 1-1
A.
B.
C.
D.
2.
PLAN RECOMMENDATIONS ...................................................................................................... 2-2
A.
B.
C.
D.
E.
3.
REGIONAL SETTING ................................................................................................. 1-1
TOWNSHIP GOVERNANCE ....................................................................................... 1-9
COMPREHENSIVE PLAN ........................................................................................... 1-9
PLAN GOALS AND OBJECTIVES ............................................................................ 1-11
PLAN FOR LAND USE ................................................................................................ 2-3
PLAN TO MEET HOUSING NEEDS ......................................................................... 2-12
TRANSPORTATION AND CIRCULATION PLAN ...................................................... 2-14
PLAN FOR THE PROTECTION OF NATURAL AND HISTORIC RESOURCES ....... 2-20
COMMUNITY FACILITIES AND SERVICES PLAN ................................................... 2-24
STRATEGIC IMPLEMENTATION PLAN ..................................................................................... 3-1
MAPS
Map 1: REGIONAL CONTEXT ................................................................................................ 1-2
Map 2: FUTURE LAND USE ................................................................................................... 2-4
Map 3: FUTURE LAND USE DEVELOPMENT ANALYSIS ................................................... 2-14
Map 4: TRANSPORTATION RECOMMENDATIONS............................................................ 2-18
Map 5: RESOURCES PROTECTION PLAN ......................................................................... 2-22
Map 6: COMMUNITY FACILITIES AND SERVICES PLAN ................................................... 2-28
TABLES
Table 1: Future Development Build-Out Analysis .................................................................. 2-11
Table 2: Population Projections ............................................................................................. 2-12
Table 3: Housing Needs........................................................................................................ 2-13
Table 4: Implementation Plan.................................................................................................. 3-2
APPENDICES
Appendix A: Demographics and Housing Inventory and Analysis
Appendix B: Existing Land Use and Zoning
-
Map B-1: Existing Land Use
- Map B-2: Existing Zoning Map
Appendix C: Natural and Historic Resources Inventory
-
Map C-1: Natural Resources
-
Map C-2: Historic Resources
Appendix D: Public Participation Process
East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
1. INTRODUCTION, GOALS & OBJECTIVES
East Fallowfield Township’s last comprehensive plan was adopted in 1999. With this update,
the Comprehensive Plan is consistent with the goals and objectives of the Chester County
Comprehensive Plan, Landscapes 2, and helps to implement policy objectives that positively
influence its future, and seeks to promote responsible land use and environmental stewardship.
In addition, this update incorporates the vision for the future development of East Fallowfield
Township (EFT) as expressed by Township residents at public meeting, a resident survey and
at a public workshop held expressly for this project and attended by over 150 residents. This
chapter provides introductory information about EFT; the definition, history, purpose, content
and adoption process of the Plan; and the goals and objectives of the Plan.
While the Comprehensive Plan Update addresses all required elements of Article III of the
Pennsylvania Municipalities Planning Code, EFT had five (5) major goals for this endeavor:
1. With a 45% increase in population over the last ten years, the township recognizes the need
to manage growth in a way that will be economically, environmentally, and culturally sustainable.
2. To help advance the Plan for the Brandywine Creek Greenway under development as a
partnership of sixteen municipalities and the Brandywine Conservancy.
3. To incorporate contemporary planning practices and to align these practices and policies
with those in the Chester County Landscapes 2, Linking Landscapes, and Watersheds
Plans.
4. To strengthen the EFT growth boundary policy coinciding with the Landscapes 2 Suburban
Landscape based on an analysis of existing and proposed infrastructure.
5. To incorporate existing and proposed trails into a Township-wide trail network to provide
linkages among the Township’s communities, open spaces, parks and trail system to promote healthy, active lifestyles, a viable economy, and sustainability.
A. REGIONAL SETTING
East Fallowfield Township, Chester County is a township of the second class, with a 2010 population of 7,449. It is approximately 15.6 square miles in area and is located in the centralwestern portion of Chester County, bordered by the Boroughs of South Coatesville and Modena, and the Townships of Caln, West Brandywine, Newlin, West Marlborough, Highland, Sadsbury, and Valley. The City of Coatesville lies just to the north of East Fallowfield. The City of
Philadelphia is approximately 35 miles to the east via straight-line distance, or approximately 48
miles via driving route (see Map 1 below).
The West Branch Brandywine Creek crosses the northeastern section of the Township on its
way from South Coatesville, Modena and areas north to Newlin Township and areas eastward.
Buck Run forms the Township’s western boundary with Highland Township. It then meanders in
and out of East Fallowfield along the Township’s southern border until it reaches its confluence
with Doe Run in the southeastern corner of the Township. Buck Run then continues on its way
in a northeasterly direction, again meandering in and out of the Township, until it finally drains
into the West Branch Brandywine Creek in Newlin Township.
June 4, 2015
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
Map 1: REGIONAL CONTEXT
June 4, 2015
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
Major roadways that connect East Fallowfield to the wider region are PA Route 82 (Doe Run
Road), and Strasburg Road. Route 82 bisects the western portion of the Township in a northsouth direction. It runs northward through the City of Coatesville and continues on to Elverson.
Heading southward, it crosses into West Marlborough Township then runs in a southeasterly
direction to Kennett Square and the Wilmington, Delaware area. Strasburg Road traverses the
middle of the Township in an east-west orientation. It provides westward access to Lancaster
County, and eastward access to Marshallton and West Chester, the county seat.
U.S. Route 30, located a short distance to the north of the Township and accessed via Route
82, provides access to Lancaster and Harrisburg and areas in western Pennsylvania. To the
east, it provides access to Exton, towns along the “Main Line,” and Philadelphia. Connections
can also be made via Route 30 to the Pennsylvania Turnpike.
U.S. Route 1 is located approximately ten miles to the south of the Township and has three interchanges accessible via Route 82. Route 1 provides access to the Boroughs of West Grove
and Oxford, and to areas in northern Maryland on in to Baltimore. To the east, it connects to
Kennett Square, Chadds Ford, and Painters Crossing, where further connections can be made
to Route 202, Route 322, then on to Interstate 95.
REGIONAL PLANNING CONSIDERATIONS
This Comprehensive Plan Update puts forth policies intended to enhance the quality of life of
the citizens of East Fallowfield Township, while being mindful of regional planning initiatives that
impact the Township. Subsequently, it advances these regional planning efforts in so far as they
are in the best interest of the Township. A number of regional planning initiatives are in effect,
including the Chester County Landscapes2 Plan, the Brandywine Creek Greenway Plan, and
Chester County Economic Development Plan, Vista 2025. The Township is also part of the
Western Chester County Council of Governments, and is within the service area of the Western
Chester County Chamber of Commerce. A summary of these regional initiatives and organizations follows:
Chester County Landscapes2
Chester County Landscapes2 classifies East Fallowfield Township as both a Suburban Landscape within the designated Growth Area and an Agricultural Rural Resource Area. It also identifies a Natural Resource Landscape, as well as Villages within the Township. Each is described
below:
 Suburban Landscape - Landscapes2 recognizes the more developed northern half of
the East Fallowfield Township as a Suburban Landscape within the designated
Growth Area. The Suburban Landscape is characterized by Landscapes2 as being
“dominated by the built environment,” primarily comprised of single-family residential
subdivisions with some concentrations of non-residential development. It “has an auto-oriented transportation network and is primarily served by public sewer and water
systems” (Landscapes2, p. 30). The Suburban Landscape is envisioned as an area
that will accommodate “substantial future growth” and redevelopment. However, development and redevelopment of neighborhoods will be undertaken in a manner and
form that avoids sprawl; includes a mix of housing types, densities, and supporting
land uses; enables access to nearby jobs and destinations though various transportation modes; and includes open space for recreation and the protection of natural
resources.
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
Suburban Landscape (yellow) in the vicinity of East Fallowfield
Township. (Source: Chester County Landscapes2, p. 28).

June 4, 2015
Agricultural Landscape - Landscapes2 classifies the approximate southern half of
East Fallowfield Township as an “Agricultural Rural Resource Area.” The Agricultural
Landscape is characterized by Landscapes2 as being “dominated by a concentration
of active farms, Agricultural Security Areas in proximity to farms, large clusters of
land permanently protected by agricultural easements, and areas with municipal
commitment to adopt Effective Agricultural Zoning” (Lanscapes2, p. 34). Areas with
this landscape are the major contributors to Chester County’s position among the top
agricultural economies in Pennsylvania. To support continued viability of the County’s and state’s agricultural economy, areas within the Agricultural Landscape are
envisioned to remain in farming and farm related business, with the necessary supportive infrastructure. Protection of agricultural land is the primary objective. Land
uses that are not compatible with agricultural activity are strongly discouraged and
public sewer and water lines are not to be extended into the Agricultural Landscape.
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
Agricultural Landscape (green) in the vicinity of East Fallowfield
Township. (Source: Chester County Landscapes2, p. 32)

June 4, 2015
Natural Resource Landscape - The Natural Resource Landscape is comprised of
streams, floodplains, and forests. In East Fallowfield Township, this includes lands
within the stream valleys of Buck Run and West Branch Brandywine Creek and their
tributaries. Protection of the Natural Resource Landscape is preferred; however, if
development near this Landscape is unavoidable, it should be of very low intensity,
and disturbance of the Natural Resource Landscape should be severely limited.
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
Natural Resource Landscape in East Fallowfield Township
(Source: Chester County Landscapes2, p. 37)

Villages - Villages, as characterized by Landscapes2, reflect the County’s heritage.
They contain historic resources and give communities an identity. Villages in East
Fallowfield Township are Towerville, Hephzibah, and Mortonville. Landscapes 2 advocates limited, small-scale development compatible with a village’s historic character; historic preservation; and adaptive reuse of historic buildings. Ercildoun and
Humphreyville are other villages in the township, but are not included in the County
Plan.
Villages in East Fallowfield Township
(Source: Chester County Landscapes2, p. 38)
June 4, 2015
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
Brandywine Creek Greenway Plan
East Fallowfield Township is one of 24 municipalities that comprise the Brandywine Creek
Greenway Coalition. The Coalition, lead by the Brandywine Conservancy, has undertaken a
planning effort to establish and protect the Brandy Creek Greenway. The Greenway “connects
into a comprehensive network of greenways, open space, and trails to the north in the Pennsylvania
Highlands Greenway and to the south in the First State National Monument in Delaware and the
Delaware Greenways system” (http://www.brandywinegreenway.org/index.php). The “Major Corridor” of the Brandywine Creek Greenway (BCG) “is both land- and water-based, is generally linear,
and varies in width depending upon its locational context. The Major Corridor serves to link various
components of the greenway that include six Hubs that are primary destination points with multiple
functions; eight Destination Points that feature public events or special functions; 18 Gateways that
offer orientation portals to the greenway; 26 creek access points; and 230 miles of existing and
planned trails” (http://www.brandywinegreenway.org/index.php).
The goals of the BCG Plan are to protect the Brandywine Watershed’s natural, historic, and scenic
resources and mitigate flooding; promote recreation; provide safe walking, bicycling, and equestrian
use; promote education of resources related to the Brandywine Creek; and contribute to economic
activity in urbanized areas within the Greenway.
Brandywine Creek Greenway Study Area (brown
outline) and Major Corridor (green area)
Brandywine Creek Greenway in East Fallowfield
Township
Western Chester County Council of Governments
The Western Chester County Council of Governments (COG) was formally established in early
2013. It includes East Fallowfield, Caln, Honey Brook, East Brandywine, West Brandywine, Valley and West Sadsbury townships; the City of Coatesville; and Atglen, Parkesburg, Modena and
South Coatesville boroughs. The council is made up of two elected representatives from each
municipality, one delegate and one alternate. It meets monthly at the Caln Township municipal
building. Meetings are open to the public. The COG is in the process of officially forming as a
nonprofit organization, and a website will be created with links to all of its member municipalities.
June 4, 2015
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
The COG’s primary mission is to leverage its strength as a multi-municipal entity to secure contacts and grants, and to develop cost-saving strategies for its member municipalities.
Initiatives currently being evaluated include joint-municipal cooperation on equipment sharing,
health plans, stormwater, and emergency operations planning and training1. Also under consideration is the possibility of working with the Chester County Planning Commission to assess developable properties for potential economic growth2.
Western Chester County Chamber of Commerce
The service area of the Western Chester County Chamber of Commerce encompasses 22 municipalities, including East Fallowfield Township. It’s vision “is to create a thriving region that is
well connected, innovative, and accessible for community and business growth.”3 It promotes
this vision by connecting its members to “new ideas, resources, and relationships” to assist
them in achieving their goals4.
Because its primary concern is business development, the Chamber is actively engaged in
promoting sites it has identified as “potential future development/redevelopment sites for commercial, industrial, and institutional uses.” The Chamber provides information about these sites
to commercial realtors, investors, brokers, and marketing agencies in an effort to bring reinvestment to the region. There are currently no such sites identified in East Fallowfield Township.
All sites (approximately 34) are located in the City of Coatesville, South Coatesville and Modena
Boroughs, and Valley Township.
Buck & Doe Run Watershed Partnership
The Buck and Doe Run Watersheds occupy portions of eleven municipalities in western Chester
County, including East Fallowfield Township. The mission of the Buck & Doe Run Partnership,
headquartered in Unionville, Pennsylvania, is to engage municipalities and other stakeholders in
the preservation and enhancement of the watershed, and to promote watershed stewardship.
The Partnership raises awareness of the watershed and its value to the region through educational programming and dissemination of informational material. It supports stream restoration
projects, municipal initiatives, and other projects that protect and improve the Buck and Doe
Run Watershed.
1
Western Chester County Council of Governments.
https://www.facebook.com/WesternChesterCountyCouncilOfGovernments?ref=stream
2
3
4
Ibid.
Western Chester County Chamber of Commerce. http://www.westernchestercounty.com/2012/about.htm
Ibid.
June 4, 2015
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East Fallowfield Township Comprehensive Plan
B.
1: Introduction, Goals & Objectives
TOWNSHIP GOVERNANCE
As a township of the second class, EFT is governed by a five (5) member Board of Supervisors
(BOS) elected to six (6) year staggered terms, with the assistance of an appointed Township
Secretary/Treasurer. The BOS appoints Solicitors to represent the Township, the Planning
Commission, and the Zoning Hearing Board. Additional appointed professional consultants include a Township Engineer and a Code Enforcement Officer /Building Inspector. Other elected
positions include Auditors and the Tax Collector.
Pennsylvania townships can be organized as first class, second class or home rule townships.
There are currently 91 first class, 1,457 second class, and 27 home rule townships in Pennsylvania.
The primary difference between first and second class townships is structural. In townships of
the first class, the governing body is made up of elected 'commissioners.' There are either five
commissioners elected at large or up to 15 elected by wards. The commissioners have fouryear overlapping terms. The governing body of second class townships is composed of three
'supervisors' who are elected at large. Two additional supervisors may be elected if approved by
referendum. All are elected at large for six-year terms.
Home rule gives municipalities -- cities, boroughs and townships -- the power to determine the
structure of their government and what services it will perform. A home rule municipality no
longer has its powers and organization determined by the state legislature. A home rule municipality drafts and amends its own charter and can exercise any power or perform any function
not denied by the state Constitution, the General Assembly or its home rule charter.
Other elected township officials may include a tax assessor, tax collector (second class), three
auditors or controller, and a treasurer (first class). Appointive officers include the secretary,
township manager if desired, chief of police, fire chief, engineer, solicitor and others.
To become a township of the first class, a second class township must have a population density of 300 persons per square mile (EFT currently has 465 residents per square mile), and voters
must approve a change of classification in a referendum. Many townships meeting the density
requirement have remained second class.
C.
COMPREHENSIVE PLAN
Comprehensive plans and their contents with regard to MPC requirements are generally described below.
1. Definition and Purpose
A comprehensive plan is a document that sets forth municipal goals, objectives and policies that
guide future growth and development. The MPC requires that municipal comprehensive plans
be “generally consistent” with the policies of county comprehensive plans.
2. Plan History
The existing EFT Comprehensive Plan was adopted in1999 and contained recommendations
for land use and infrastructure requirements intended to be reviewed and updated periodically.
June 4, 2015
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
3. Plan Content
The contents of the Plan are derived from several sources including MPC requirements, input
from Township residents, and documented inconsistencies with county policy documents.
MPC Requirements
The MPC, Article III, "Comprehensive Plan," Section 301 states that comprehensive plans
should include maps, tables, and text regarding the following plan elements:









A statement of community goals and objectives concerning the timing, location and character of future development;
A plan for land use identifying the amount, intensity, character and timing of land use;
A plan to meet the housing needs of present and future residents, as well as accommodating
new housing in different dwelling types and at appropriate densities for households of all income levels;
A transportation plan;
A statement of the interrelationship of plan elements and of the plan to contiguous communities, including an assessment of the land use plans of adjacent municipalities;
A community facilities plan;
A discussion of short- and long-range implementation strategies;
A plan for the protection of historic and natural resources; and
A water facilities plan.
4. Public Participation
This Plan incorporates the vision for the future development of the Township as expressed by
Township residents in a series of public meetings with the Comprehensive Plan Task Force.
Additional input was obtained from personal interviews with interested residents and members
of the business community, and through a township-wide resident survey and at a public workshop, which was attended by 150 residents. (See Appendix for more details of the public participation process and results.)
5. Plan Adoption Process
In order for this Plan to be adopted and become Township policy, the Township must adhere to
the following series of steps prescribed in the Municipalities Planning Code:
 The Township Planning Commission presents the Draft Plan at a public meeting.
 The Planning Commission meets to discuss and approve changes to the Draft Plan to address comments at the Public Presentation and from the County review. The Planning
Commission recommends the Final Draft Plan to the Board of Supervisors.
 At least forty-five (45) days prior to the public hearing, the Board of Supervisors distributes
copies of the Final Draft Plan to the Chester County Planning Commission, adjacent municipalities [Valley, Caln, West Bradford, Newlin, West Marlborough and Highland Townships,
and South Coatesville and Modena Boroughs] and the Coatesville Area School District for
review and comment. Review comments from the County, School District and adjacent municipalities shall be made to the BOS within forty-five (45) days of receipt of the Final Draft
Plan.
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
 The BOS holds a public hearing on the Final Draft Plan pursuant to public notice.
 The BOS votes to adopt the Plan by resolution.
 The BOS approves and publishes the Plan.
D.
PLAN GOALS AND OBJECTIVES
The goal statements included in this Plan are utilized to formulate specific land use and infrastructure policies, objectives and implementation strategies. They are organized according to
categories that reflect the MPC technical requirements for Plans and specific areas of concern
indicated during the public participation process:
1. Community Character
Goal
Objectives
Provide for the
maintenance of the
Township’s landscapes, public spaces
and existing neighborhoods.
1. Identify current significant landscapes and scenic areas in the Township.
2. Designate scenic roadways through the Township and develop criteria and
tools to help ensure the maintenance of their scenic qualities.
3. Require development initiatives to relate lots and buildings to the specific
conditions of the site, including both natural and man-made resources.
2. Environmental, Cultural and Historical Resources
Goal 1
Objectives
Protect and enhance
EFT open spaces and
critical resources – its
farm fields and meadows, woods, stream
valleys, and other water resources, historic
sites and structures
and scenic resources
– which, in combination, create the Township’s unique community character, remaining rural atmosphere
and quality of life.
1. Develop tools to implement the Brandywine Greenway Plan.
2. Continue to encourage the placement of voluntary easements on agricultural lands and open spaces.
3. Seek to permanently preserve continuous riparian or open space buffers
along stream corridors, as well as in and around areas of wetlands and
steep slopes; seek to restore woody vegetation to these areas where
needed.
4. Facilitate creation of permanently protected greenway corridors to link existing protected open space areas through land preservation or purchase
of easements and rights-of-way.
5. Promote the permanent protection of historic resources.
6. Educate township property owners regarding the financial benefits of open
space protection.
7. Coordinate open space planning and protection with neighboring municipalities and Chester County.
8. Enforce stormwater management regulations and encourage pro-active
practices to minimize and mitigate stormwater runoff and flooding.
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
Goal 2
Objectives
Assure provision of an
adequate level of recreational services and
facilities to Township
residents.
1. Coordinate with other public, quasi-public, and private agencies to maximize use of recreational lands, facilities and programs that these organizations may provide and that may be available to Township residents.
2. Formalize a program and fund for acceptance of cash contributions to
Township recreational efforts, including but not limited to, provisions for
dedication of “fees in lieu thereof” (i.e., pursuant to the Municipalities Planning Code) for recreational lands from residential and nonresidential developers.
3. Consider the Township’s growing population when planning future recreational facilities.
4. Work toward establishment of a Township trails system, addressing appropriate linkages, destinations, accessibility, general suitability, and appropriate uses (e.g., pedestrian, bicycling, equestrian, and cross-country
ski) considerations. Specifically, seek to interconnect protected open
spaces, recreational areas, and residential neighborhoods.
5. Pursue funding sources for recreational development through county, state
and other potential funding sources.
3. Land Use
Goal
Objectives
Provide for future development in a manner that will protect
and enhance the general welfare and quality of life in the Township.
1. Guide the location and intensity of future development to protect existing
neighborhoods, open space and critical resources.
2. Coordinate future land development with the logical and efficient extension
of public utilities and services.
4. Transportation
Goal
Objectives
Provide and maintain
a safe transportation
network that serves
the needs of all residents and encourages
the development of
alternative modes of
transportation, including access to rail and
bus service, and pedestrian/bicycle networks.
1. Inventory transportation and road improvement needs, and coordinate with
the Chester County Planning Commission and Regional Transportation
Improvement Program (TIP).
2. Identify and recommend traffic calming techniques in the Township to ensure the safe movement of vehicles through residential areas.
3. Investigate opportunities to create pedestrian trail and bikeway linkages
between residential neighborhoods and community facilities.
4. Prepare a pedestrian and bicycle circulation plan for the Township.
5. Implement mechanisms to require new development to accommodate pedestrian and bicycle circulation.
6. Coordinate planning with neighboring communities to enhance the flow of
vehicular traffic through the region and provide for linkages of walking and
bicycle paths.
7. Investigate alternative modes of public transportation.
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East Fallowfield Township Comprehensive Plan
1: Introduction, Goals & Objectives
5. Housing
Goal
Insure that the Township has adequate
housing options.
Objectives
1. Explore affordable housing options to address the needs of the Township’s
population.
2. Explore opportunities for the development of alternative housing types,
including apartments.
3. Accommodate senior housing, including “in-law suites” and 55+ communities.
4. Comply with the Federal Fair Housing Act.
6. Economic Development
Goal
Objectives
Continue to provide for
appropriate commercial activities in the
Township.
1. Promote the development of the “grower’s market” in the township.
2. Accommodate the development of retail opportunities associated with the
agricultural operations in the township.
3. Accommodate the development of retail and other non-residential uses in
appropriate areas, such as the exiting villages/hamlets.
7. Community Facilities and Services
Goal
Objectives
Provide community
facilities and services
to meet current and
future residential and
business requirements
in the Township.
1. Investigate and prioritize the following community services and facilities,
and make recommendations to address:
a) Public water and sewer service.
b) Police and emergency services.
c) Township administration and code enforcement.
d) Road maintenance and public works.
e) Trash and recycling services.
f) Park and recreational facilities and services.
Goal
Objectives
Pursue measures to
protect ground water
quality and supply.
1. Document existing well water supply and quality issues.
2. Explore opportunities and measures available to preserve and project
ground water supplies.
8. Regional Coordination
Goal
Objectives
Encourage and participate in regional planning activities.
1. Participate in regional planning initiatives, such as the Brandywine Valley
Greenway Plan.
2. Coordinate planning with neighboring communities to encourage the provision of public transportation.
3. Coordinate planning with neighboring communities to enhance the flow of
vehicular traffic through the region and provide for linkages of walking and
bicycle paths.
4. Coordinate planning with neighboring communities to ensure compatible
land use for adjoining areas.
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East Fallowfield Township Comprehensive Plan
June 4, 2015
2: Plan Recommendations
1-1
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
2. PLAN RECOMMENDATIONS
Comprehensive plan recommendations are presented in this chapter. Plan recommendations
are based on observations and concerns expressed at Task Force meetings, the public workshop, the resident survey, and the goals and objectives set forth in Chapter 1.
It is recommended that this Plan be reviewed and updated by the Planning Commission every
three (3) years to keep it current with land use and development changes. Moreover, it is recommended that progress with the implementation tasks identified in Chapter 3 be reviewed
each year and an annual plan for task completion be formulated at the beginning of each year.
The ultimate time horizon for this Plan is ten (10) years; the implementation strategies set forth
in Chapter 3 should be completed by this time, and the plan should be reviewed again in 2025,
in accordance with the PA MPC requirements.
The Plan recommendations are presented according to the specific plan elements as required in
Section 301 of the PA MPC, discussed in Chapter 1 of this plan.
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East Fallowfield Township Comprehensive Plan
A.
2: Plan Recommendations
PLAN FOR LAND USE
Goals and Objectives
The land use goal is to “Provide for future development in a manner that will protect and enhance the general welfare and quality of life in the Township.” Land use objectives include directing new development so that open space and critical resources are protected and coordinating future land development with the logical and efficient extension of public utilities and services.
Background
The Existing Land Use Inventory and Zoning Build-Out Analysis (see Appendix) addresses how
the township will accommodate projected growth over the next 20 years. As evidenced by the
resident survey and interviews, it is very important that the township maintain its rural character
and lifestyle.
The Future Land Use Map (Map 2) shows the areas of the Township where the following recommendations concerning land use, zoning and development should be implemented.
FUTURE LAND USE -- ACRES
1. Future Land Use Plan
RG - RESIDENTIAL
DEVELOPMENT,
1,177, 11%
The Future Land Use Plan is the vision of
the Comprehensive Plan on how land development should be managed in the
township. The Future Land Plan, which is
shown on Map 2, includes six (6) categories of land use and four (4) village development areas.
MU - MIXED USE
GROWTH, 436, 4%
CA CONSERVATION
AREAS, 4,006, 37%
RI - RESIDENTIAL
INFILL, 3,417, 31%
The recommended allocation of land
among the six (6) land use categories is
AP shown in the pie chart. Overall, half (50%)
AGRICULTURAL
PRESERVATION,
of the township is recommended for land
PL - PUBLIC LANDS
1,457, 13%
(P=PROPOSED),
conservation and preservation, and 42% is
377, 4%
allocated for residential uses. Nonresidential Mixed Use development is recommended to include 4% of the township. Public lands, which include township and school
district lands, are recommended to cover 4%.
The individual elements of the Future Land Use Plan are discussed below. Potential new
development under the recommended development parameters is presented for each area
in terms of new dwelling units and floor area square feet of non-residential development.
These estimates are based on the net developable acres of each parcel (i.e. gross acres
less steep slopes, floodplains, riparian buffers and hydric soils) and the recommended development density for each area. Non-residential development is based on the permitted
impervious coverage on the net acres, using an average of 2,750 square feet of impervious
coverage for each 1,000 square feet of floor area. In addition to floor area, impervious coverage will include streets and parking. Given the small, generalized areas shown for Village
Development, potential new development was not calculated for these areas.
June 4, 2015
2-3
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AP - AGRICULTURAL PRESERVATION
NO DEVELOPMENT
PARK, MUNICIPAL, SCHOOL USE (P=PROPOSED)
0.1 DWELLING UNITS PER ACRE
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30
FUTURE LAND USE CATEGORIES
PR
CA - CONSERVATION EASEMENT AREAS
CHESTER COUNT Y
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FUTURE LAND
USE RECOMMENDATIONS
30
May 6, 2015
O
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MAP #2
FUTURE LAND USE
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
BLANK PAGE AFTER MAP 2
June 4, 2015
2-5
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
Conservation Easement Areas
-
4,006 acres/91 parcels
-
dwelling units: existing – 19 / potential new – 0
Typical Conservation Easement Area & Agriculature Preservation Landscape
Conservation Easement Areas include all lands currently preserved through either Conservation Easements or Agricultural Easements. Agricultural Easements are owned through either the Pennsylvania or the Chester County Agricultural Easement programs, while Conservation Easements are generally owned by a land conservancy, such as the Brandywine
Conservancy or the Natural Lands Trust. While the exact land uses and management options permitted on these lands are specified in the individual easement documents, for the
purposes of the Comprehensive Plan it is assumed that no additional development is permitted on these lands. While these lands are generally in the southeast quadrant of the township, there are some parcels in the southwest quadrant.
Agricultural Preservation – 0.1 dwelling units per acre (10 acre lots)
-
1,457 acres/101 parcels
-
dwelling units: existing – 35 / potential new – 57
The Agricultural Preservation areas generally consist of large parcels in the southwest quadrant of the township. There are also some parcels in the southeast quadrant that are not
under conservation easements. All these areas are south of Strasburg Road, which is the
general boundary for areas not proposed to be serviced with public water or sewer. It is
recommended that these areas not be subdivided into lots measuring less than 10 acres, as
is currently required in the township’s RA- Rural Agriculture Zoning District.
June 4, 2015
2-6
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
Residential Development – 0.5 dwelling units per acre (2 acre lots)
-
1,177 acres/175 parcels
-
dwelling units: existing – 111 / potential new – 195
Residential Development Area north of Strasburg Road
Residential Development includes areas with larger parcels north of Strasburg Road that are
not part of existing residential developments. Portions of this area are served by public
sewer and water, while other areas are currently served by on-lot septic systems and private
wells. It is recommended that this area of the township serve as transition between existing
developed areas of varying densities. The minimum lot size or overall net density of residential development in these areas should be limited to an average of 0.5 dwelling units per
acre, or two (2) acre lots.
June 4, 2015
2-7
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
Residential Infill – 0.75 dwelling units per acre (1.33 acre lots)
-
3,417 acres/2,663 parcels
-
dwelling units: existing – 2,378 / potential new – 503
Residential Infill Landscape south of Strasburg Road
Residential infill includes areas mostly developed or adjacent/surrounded by residential development. It is recommended that any development in these areas be designed to mimic
and complement the existing streetscape character of their respective neighborhoods.
While the minimum lot size should approximate lot sizes in the respective neighborhoods, it
is anticipated that these lots will generally not be less than two (2) acres, unless served with
public water and sewer.
Mixed Use Growth – non-residential, 50% impervious coverage
-
436 acres/96 parcels
-
dwelling units: existing – 54 / potential new – 0
-
potential non-residential floor area: 3.8 million square feet
Mixed Use Growth Area along Rt. 82
June 4, 2015
2-8
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
The Mixed Use Growth area includes larger parcels along Rt. 82 in the northwest quadrant
near Valley Township and South Coatesville Borough. This area is in existing public water
and sewer service areas and in close proximity to Coatesville, the Rt. 30/Lincoln Highway
Corridor and the Philadelphia – Harrisburg Amtrak passenger rail service corridor and is
more suitable for development at higher intensities. It is recommended that this area be included in a mixed-use zoning district, which is similar to the township’s existing MU -- MultiUse Zoning District. A new “mixed-use” zoning district should require a master plan for sites
larger than 15 acres and a land use mix, such as by limiting the percentage of developed
land in a specific use. An example would be requiring that new development include at least
two (2) or three (3) uses and that no more than 75% of the developed area be dedicated to
any one use. A mix of uses within buildings should also be permitted and encouraged.
Residential development is not recommended for this area, which should be reserved for
commercial/retail, office and light industrial uses that provide jobs for the community and
help diversify and grow the township tax base.
Public Lands
-
377 acres/19 parcels
-
dwelling units: existing – 0 / potential new – 0
East Fallowfield Township Park
Public Lands include existing and proposal parcels owned by the township and the school
district. In addition to the Township Park, East Fallowfield also owns several other parcels,
including the Township Building site. The plan also recommends the township acquire or
secure conservation easements on the 104 acre “Beagle Club” property adjacent to Modena
Borough. Due to environmental issues, it is recommended that the public use of the 39-acre
“Luria Brothers” for trails and stream access be included in the Mortonville Greenway project
discussed under the Resource Protection Recommendations in this Plan. At this point it is
envisioned that these properties will serve as public open space and for passive recreation
use.
It is also recommended that all existing and proposed township public lands be added to an
East Fallowfield Township “Official Map,” as provided for under Article IV of the Pennsylvania Municipalities Planning Code. The creation and adoption of an Official Map is a specific
recommendation in Section 2.E, Community Facilities and Services Plan.
June 4, 2015
2-9
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
Village Development
Village of Ercildoun
Four (4) areas of the township are recommended to accommodate a mix of residential and
commercial uses – retail and office – within the context of a compact, walkable area. These
areas include the Villages of Ercildoun, Humphreyville and Newlinville, and the area at the
intersection of Strasburg Road and Route 82. Both of these areas currently feature commercial uses that offer small-scale retail services for area residents and help to create a
sense of place. The Triple Fresh Market in Ercildoun is a great example of a village scale
business that provides a valuable commercial service for township residents. The existing
VC -- Village Commercial Zoning District ordinance should be revised to better accommodate the expansion of these villages and to allow the conversion or mixed use of existing
residential buildings if necessary.
June 4, 2015
2-10
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
9. Future Land Use Plan Build-Out Analysis
Map 3 shows the Future Development Build-Out Analysis and Table 1 provides the possible development that can be accommodated in the Future Development Plan. This table is based on
an analysis of the buildable area (net area) of each parcel in the respective Future Land Use
categories. The buildable, or net area, includes the gross parcel area less road or other rightsof-way and limiting environmental features such as steep slopes, riparian buffers, flood plains
and hydric soils.
For residential development, the net parcel area is multiplied by the average dwelling units per
acre recommended to each Future Land Use area and any existing dwelling units on the parcel
are subtracted to estimate the potential new dwelling units. Based on this analysis, it is estimated that the proposed Future Land Use Plan could accommodate a maximum of 755 new
dwelling units.
Non-residential development, which includes retail, office and light industry, is only estimated for
the Mixed Use Growth area. Here the limiting factor is impervious coverage, which is recommended to be 50% of the net lot area. Non-residential development is expressed as new floor
area, and it is estimated by assuming that all new buildings would be one (1) story and there
would be an average of five (5) parking spaces for each 1,000 square feet of floor area. It was
then assumed that paved parking and circulation would average 350 square feet per parking
space. Based on this analysis, it is estimated that the proposed Future Land Use Plan could
accommodate a maximum of 3.8 million square feet of non-residential floor area.
Table 1: Future Development Build-Out Analysis
LAND USE CATEGORY
CA Conservation Easements
AP Agricultural Preservation
RD Residential Development
RI Residential Infill
MU Mixed Use Growth
PL Public Lands (P=Proposed)
June 4, 2015
DENSITY/ACRE
# PARCELS
no development
91
0.1 Dwelling Units
101
0.5 Dwelling Units Per Acre
175
0.75 Dwelling Units Per Acre
2,663
50% Impervious
96
no development
19
3,145
2-11
ACRES
4,006
1,457
1,177
3,417
436
377
10,870
EXISTING POTENTIAL NEW
OFFICE /
DWELLING
DWELLING COMMERCIAL
UNTIS
UNITS
SPACE
19
0
35
57
111
195
2,378
503
54
0
3.8m sq.ft.
0
0
2,597
755
3.8m sq.ft.
East Fallowfield Township Comprehensive Plan
B.
2: Plan Recommendations
PLAN TO MEET HOUSING NEEDS
Goals and Objectives
The housing goal is to “Ensure that the Township has adequate housing options.” Housing objectives include providing affordable housing options and housing alternatives.
Background
For the purposes of the Comprehensive Plan, housing needs are generally defined as providing
for the future development of new dwelling units to meet the projected demand as derived from
population projections provided for the township by the Delaware Valley Regional Planning
Commission. Housing options are provided by permitting the development of a variety of housing types and at densities that allow for the development of affordable housing.
1. Housing Needs
Future Housing Needs are projected using population projections provided by the Delaware Valley Regional Planning Commission, which are shown below in Table 2 for East Fallowfield
Township, the region, Chester County and the state. As is apparent from this table, the township population is projected to increase at rates comparable to the county, but slightly less than
the region.
Table 2: Population Projections
CENSUS [1]
AREA
East Fallow field
E.F. Region*
Chester County
Pennsylvania
1970
Population
3,487
% Change
Population
25,145
% Change
Population
% Change
277,746
FORECASTS[2]
1980
1990
2000
2010
2020
2030
3,962
4,433
5,160
7,449
8,051
9,084
13.6%
11.9%
16.4%
44.4%
8.1%
12.8%
31,881
38,107
40,281
49,062
53,608
61,424
26.8%
19.5%
5.7%
21.8%
9.3%
14.6%
316,660
376,396
433,512
498,886
538,809
607,407
14.0%
18.9%
15.2%
15.1%
8.0%
12.7%
Population 11,800,766 11,864,720 11,881,643 12,281,054 12,584,487 12,787,354 12,768,184
% Change
0.5%
0.1%
3.4%
2.5%
1.6%
-0.1%
* East Fallowfield Region – includes East Fallowfield Township, the Boroughs of South Coatesville and Modena, and
the Townships of Caln, West Brandywine, Newlin, West Marlborough, Highland, Sadsbury, and Valley
[1] Source: U.S. Census Bureau, Decennial Census from 1970 to 2010
[2] Source: Delaware Valley Regional Planning Commission, County Population Forecasts 2015-2040; Pennsylvania
forecasts from U.S. Census Bureau
The Plan to meet housing needs is embodied in the Future Development Plan that accommodates the future development of 755 new dwelling units and a variety of dwelling unit types.
Future Housing Needs are shown in Table 3 below. They are derived from the population projections using the average population per dwelling unit in the township recorded in 2010 US
Census. Based on these projections, the township will need 195 additional housing units by
2020 and another 335 by 2030, for a total of 531 housing units. The current (2014) township tax
parcel information lists a total of 2,592 dwelling units, which is an increase of 174 units more
than recorded in the 2010 Census. These 174 units amount to nearly all of the projected housing need by 2020 (195), which indicates that the township may likely be growing at a faster rate
than projected by the Delaware Valley Regional Planning Commission.
June 4, 2015
2-12
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
Table 3: Housing Needs
PROJECTED HOUSING NEEDS
CENSUS
PROJECTIONS [1]
Total
2010
2020 increase
2030 increase
Increase
Population
7,449
8,051 602
9,084 1,033
1,635
Dwelling Units
2,418
2,613 195
2,949 335
531
Population per unit
3.08
3.08 3.08
3.08 3.08
3.08
[1] Source: Delaware Valley Regional Planning Commission, County Population Forecasts 2015-2030.
East Fallowfield Township’s housing stock is dominated by owner-occupied, single-family units.
The median home value is approximately $273,000 and median rent is approximately $1,112
(see Appendix A). Options for renters and those seeking housing types other than single-family
detached units are rather limited.
DVRPC population projections show an additional 1,635 residents by 2030, which at the average township population per dwelling unit of 3.08 (2010 Census), indicates a need for an additional 531 housing units by that time.
2. Rental Unit Inspections and Permits
There are a number of detached house and apartment rental units in the township, some of
which are in need of better maintenance. To help improve the quality and maintenance of these
units it is recommended that the township consider a rental permit program that would require a
regular rental unit inspection and an annual fee for the rental permit to cover the cost of the inspections and enforcement of the permit program.
3. Variety of Housing Types.
In order to provide more options in terms of housing types and affordability, it is recommended
that the township enable and encourage a diversity of housing options in areas consistent with
the Future Land Use Plan, that include single-family attached and multi-family dwellings.
In order to better accommodate senior family members it is also recommended that the township consider amending the zoning ordinance to permit in-law apartments and temporary on-lot
housing. This is also known as “Elder Cottage Housing Opportunity.”
4. Future Housing Needs.
The Future Land Use Development Analysis estimates the recommended Future Land Use Plan
provides for an additional 755 units, which is more than sufficient to accommodate the projected
need for 531 housing units by 2030.
June 4, 2015
2-13
1.5
Miles
May 6, 2015
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RESIDENTIAL DEVELOPMENT ANALYSIS
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H u m p h r e y v i l l e STRASBURG
CHASE
RD
VICTORIA
Dennis Run
HILLS
To w e r v i l l e
4
ER
ER
T
BRINTON
RD
S CALN
H ST
R
PA
RD
SOUTH FORTY LA
GN
WA
LIB
RR
WOODWARD RD
ABET
ELIZ
V
EA
Newlinville
21
OL
DR
DR
MANCHESTER
FARMS
PROVIDENCE
HILL
4
South
Coatesville
Borough
ST
82
372
24
EY
RD
OD
STR
L
VA
U
SH
HILL
Valley
Township
ELS
VALM
ORE
O
South Valley Hills
ONT
NORTH
WOODS
CA
R
OVE
JANE
CH
DR
TT
RD
LEY
D
AL
RDIN
E
NS
> 500,000
LEY
N RD
ST
DR
JOHN STEVENS
RHODA LA
OAK
100,001 - 500,000
L
VA
ST
ROBI
50,000 - 100,000
Sadsbury
Township
REED
ST
AV
82
ENTH
BUS
30
5
FIFTE
BUS
30
BRINTON
STATION
IRO
HO N
RS
E LA
Coatesville
City
UP TO 10,000
10,000 - 50,000
P E N N SY LVA N I A
Caln Township
COMMERCIAL
DEVELOPMENT ANALYSIS (SF)
30
VIVIAN DR
1
LITTLE
SQUIR
E DR
0.25 0.5
EAST FALLOWFIELD TOWNSHIP
COMPREHENSIVE PLAN
MISTY PATCH RD
0
N
E
OV
R
EG
PL
AP
un
eR
Do
RD
MAP #3
FUTURE LAND USE
DEVELOPMENT ANALYSIS
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
BLANK PAGE AFTER MAP 3
June 4, 2015
2-15
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
transportation and Circulation Plan
Goals and Objectives
The transportation goal from Chapter 1 is to “Provide and maintain a high quality, safe road
network that serves the needs of all residents and encourages the development of alternative
modes of transportation, including rail and bus service.” Objectives include the development of
pedestrian and bicycle routes that link to key destinations in the Township.
The Transportation Plan is shown on Map 4, which includes intersection improvement needs,
proposed pedestrian and bicycle trail linkages, and possible linkages to public transportation
services.
Improvements Needs
The township should work with the County to pursue funding opportunities to address existing
improvement needs. Aside from the traditional funding through county, state and federal funds,
the township needs to coordinate with the county, DVRPC and PennDOT on grant opportunities, and with developers when proposed development will increase traffic. Existing improvement needs include:
1. Buck Run - Youngsburg - Upper Gap Roads intersection
This intersection has several problems, including: poor road alignment, right-turns having
no stop, and poor sight distance.
2. Caln and West Chester Roads
Engineering plans have been prepared to improve this intersection.
3. Rt. 82 & Strasburg Road
Capacity improvements are needed. The Middle School also needs direct access to Strasburg Road. (This project is listed in the Chester County Transportation Improvement Inventory list below.)
4. Flooding along roadways. The township should work with an engineering consultant to inventory roadway flooding problems and determine ways to improve flood conditions along
these areas.
Projects listed in Chester County 2013 Transportation Improvements Inventory
http://www.landscapes2.org/transportation/funding.cfm
As input towards the development of the Transportation Improvement Program (TIP), the Chester County Planning Commission develops the Transportation Improvement Inventory (TII).
Both the TIP and the TII are updated biannually, and the township should coordinate with the
county to ensure projects are submitted for potential state and federal funding.
The following TII projects are in or adjacent to East Fallowfield Township and they are listed
here for reference. Abbreviations used in the list include: FRR for freight railroads, SB for state
& railroad Bridges and INT for intersections.
1. Frr 2 Mittal Steel Railway Rehabilitation Track, Tie, & Switch Replacements
2. Frr 3 Wilmington & Northern Line Rehabilitation Track & Tie Replacement
June 4, 2015
2-16
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
3. Sb 24 Pa 82 (Doe Run Road) Over Buck Run Replace Or Rehab
4. Sb 39 Strasburg Rd Over Wb Brandywine Ck Historic Parapet Restoration
5. Sb 16 Frog Hollow Rd (Speakmans #1) Over Buck Run Rehabilitation
6. Int 110 Pa 82 @ Strasburg Rd Safety/Capacity Improvements
7. Int 125 Strasburg Rd @ Buck Run Rd Safety Improvements
Trails
Map 4 includes existing trails in the township, along with the following recommendation for new
multiuse bicycle and pedestrian trail linkages:
1. From the Middle School to the Elementary School along Strasburg Road.
2. A link to the Middle School and Township Park.
3. A link to Coatesville and the train station.
4. Linkage among the newer neighborhoods in the northeast quadrant of the township.
The Chester County Planning Commission maintains a working map of roads in the county suitable for bicycling according to various skill levels. These roads and their skill level classification
are also included on Map 4 as a reference to this project.
Public Transportation
The Transportation Management Association of Chester County (TMACC) and Krapf’s Coaches
provide connecting service to local Amtrak and SEPTA train stations, neighboring towns, employment and shopping destinations in Chester County, and to Lincoln University and West
Chester University.
1. The township should open discussions with these service providers to investigate the feasi-
bility of extending a route into East Fallowfield, or to take steps to raise public awareness of
the available services.
Chester County maintains a “Ride Guide” website with up-to-date information on public transportation services. This site is at http://www.chescorideguide.org/.
2. The township should include a link to this site on the East Fallowfield Township website as a
service to area residents and workers.
3. The township should also consider the designation and creation of a “park and ride” site to
encourage car-pooling among area commuters.
June 4, 2015
2-17
0.25 0.5
1.5
N
2
Miles
May 6, 2015
CHESTER COUNT Y
Coatesville
City
82
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D
Y
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AI
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HO N
RS
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Newlin
Township
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VIEW
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D
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R
BR
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CCPC - BIKEWAY SYSTEM 2011
RD
West
Marlborough
Township
D
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Buck
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INTERMEDIATE RECREATION
RD
17 SOUTH CHURCH STREET
WEST CHESTER, PA 19382
TOWN A ND LA N D P LAN N I N G
610.429.9993
LE CI
NV
BE
E
RAY OTT & ASSOCIATES
EN
D
GL
STRASBURG RD
RO
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R
SE
Hephzibah
R
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A
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LA
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PELHAM DR
TON CI
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W
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D
West
Bradford
Township
O
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S
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Yo u n g s b u r g
BERKS
GE RD
WOODRID
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D
TW
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FO
AD
BR
R
TA
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Goosetown
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LA
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NEEDED
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N
N
LA
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S BAILEY
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BE
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Modena
Borough
S
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Branch k
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A
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W
NE
V
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M
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LA
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DR
PHEASANT
H ST
R
PA
M
N
S
LYON
ER
LIB
RR
WOODWARD RD
ABET
Newlinville
82
W
SC
H u m p h r e y v i l RA
l eSBURG RD
GN
WA
DR
ER
T
HA
ORE
South
Coatesville
Borough
ST
JANE
RD
SOUTH FORTY LA
DR
ELIZ
V
EA
L
VA
EXISTING TRAILS
372
PROPOSED TRAIL CORRIDORS
EY
RD
OD
STR
RD
LEY
Valley Township
OL
FF
SH
HILL
STONE
U
South Valley Hills
ONT
VALM
CA
R
OVE
ACTIVE RAILROAD LINES
ELS
DR
TT
Sadsbury
STATE MAINTAINED ROADS
Township
D
AL
RDIN
E
NS
RAILROAD LINE
LEY
N RD
RD
S CALN
INTERSECTION
ST
ROBI
ST
BRINTON
AV
OAK
REED
ENTH
BUS
30
RHODA LA
BUS
L
VA
O
DR
JOHN STEVENS
FIFTE
30
COUNTY IDENTIFIED IMPROVEMENT
NEEDS
VEHICULAR BRIDGE
ST
S
INTERSECTION IMPROVEMENTS - TWP
CH
P E N N SY LVA N I A
Caln Township
30
MISTY PATCH RD
LEGEND
1
LLO
W
0
EAST FALLOWFIELD TOWNSHIP
COMPREHENSIVE PLAN
E
OV
R
EG
PL
AP
un
eR
Do
RD
MAP #4
TRANSPORTATION
RECOMMENDATIONS
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
BLANK PAGE AFTER MAP 4 – TRANSPORTATION RECOMMENDATIONS
June 4, 2015
2-19
East Fallowfield Township Comprehensive Plan
C.
2: Plan Recommendations
PLAN FOR THE PROTECTION OF NATURAL AND HISTORIC RESOURCES
Goals and Objectives
Protect EFT open spaces – its farm fields and meadows, woods, stream valleys, and other water resources, historic sites and structures and scenic resources – which, in combination, create
the Township’s unique community character, rural atmosphere and quality of life.
Protection of the township’s rural character is the foremost important goal of township residents,
and the township’s natural and historic resources are an integral part of that rural character. In
addition, they are important factors in residents’ health and quality of life. Planning implications
for natural and historic resources include the need for greater protection for all of the Township’s
environmental, scenic and historic resources. The Resource Protection Recommendations are
shown on Map 5.
1. Brandywine Creek Greenway Plan. In reference to natural and historic resources, the BCG
plan seeks to protect riparian areas, woodlands, and habitat, and link historic resources to
the greenway so that the “story of the Brandywine Valley” will be told to visitors. East Fallowfield Township should consider and review the BCG plan’s “Municipal To-Do Lists” (forthcoming) and “Implementation Tool Kit” to implement the recommendations of the BCG plan
as they pertain to the Township.
2. Water Supply and Water Quality.
-
Riparian Buffer Zones. Continue to enforce the zoning ordinance requirement for a buffer area along all streams in the township consisting of a 35-foot Zone 1 buffer area and
45-foot Zone 2 buffer area (maximum 80-foot riparian buffer area).
-
Stormwater Management. East Fallowfield Township adopted a new stormwater ordinance to comply with PA Act 167, as required by the Pennsylvania Department of Environmental Protection (DEP). The township should continue to enforce the requirements
of this ordinance and be proactive in encouraging additional best management practices
to protect water quality and minimize/mitigate stormwater runoff and flooding.
-
Well Water. There have been some issues with well water supply in the township, with
some households resorting to water deliveries at certain times of the year. Water quality
with some wells has also be a problem, with some households requiring the installation
of treatment systems. It is recommended that the township seek professional services
to investigate well water supply/quality issues and prepare a Comprehensive Water Resources Management Plan.
3. Historic Resources
-
Update the Historic Resources Map to include the boundaries of the Certified Historic
Districts that are regulated by the Township’s Historic Preservation Ordinance.
-
Review the Historic Preservation Ordinance, map, and inventory to ensure that all are
consistent.
-
Continue to periodically update the historic resources inventory to ensure that resources
are correctly categorized as Class 1,2 or 3 and contributing or non-contributing.
June 4, 2015
2-20
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
-
Provide training to the township’s zoning officer / code enforcement officer specifically
pertaining to enforcement of the Historic Preservation Ordinance (including current ordinance provisions for demolition by neglect).
-
Permit small-scale development and adaptive reuse of historic buildings, especially in
the villages of Towerville, Hephzibah, and Mortonville.
-
Develop application check list for the Historic Resource review process.
4. Scenic Roads
During the course of this project several road segments were identified for their scenic qualities, which include views of both natural and historic landscapes. These roads are listed below and also shown on Map 5, the Resource Protection Recommendation plan. The township should pursue the preservation of these views by referencing them in the land development review process. The township should also prepare zoning and/or subdivision/land
development ordinance amendments to require consideration and protection of views along
these road segments.
These roads are listed below and also shown on Map 5, the Resource Protection Recommendation plan.
-
Buck Run Road, from Glenrose to Upper Gap Roads
-
Frog Hollow Road, from Strasburg Road south to the township line
-
Doe Run Church Road, from Strasburg Road south to the township line
-
Fairview Road (all)
-
Mortonville Road (all)
5. Mortonville/West Branch Brandywine Creek Greenway Corridor
The township should develop a plan for the preservation and enhancement of this
road/stream valley corridor for use as a scenic and recreation resource. This plan should
include providing access to the Brandywine, use of the road and stream valley as a trail corridor.
June 4, 2015
2-21
0.25 0.5
1.5
N
2
Miles
May 6, 2015
Coatesville
City
82
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Highland Township
YL
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VIEW
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82
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West
Bradford
Township
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TOWN A ND LA N D P LAN N I N G
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South
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EA
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PRIVATE OPEN SPACE (HOA)
OTT
RD
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HILL
Valley Township
RIPARIAN BUFFER - 80'
SOUTH FORTY LA
CA
R
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Sadsbury
TOWNSHIP LANDS (P=PROPOSED)
Township
D
AL
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GLENROSE HISTORIC DISTRICT
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SCENIC ROADS
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SouthValley Hills
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STATION
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30
GREENWAY CORRIDOR
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P E N N SY LVA N I A
Caln Township
30
BRANDYWINE CREEK GREENWAY
CH
CHESTER COUNT Y
MISTY PATCH RD
LEGEND
1
HE
0
EAST FALLOWFIELD TOWNSHIP
COMPREHENSIVE PLAN
E
OV
R
EG
PL
AP
un
eR
Do
RD
MAP #5
RESOURCE PROTECTION
RECOMMENDATIONS
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
BLANK PAGE AFTER MAP 5 – RESOURCES PROTECTION PLAN
June 4, 2015
2-23
East Fallowfield Township Comprehensive Plan
D.
2: Plan Recommendations
COMMUNITY FACILITIES AND SERVICES PLAN
Goals and Objectives
Chapter 1’s goal for community facilities is “Provide community facilities and services to meet
current and future residential and business requirements in the Township.” The Community Facilities and Services Plan is shown on Map 6, which recommends a public and water sewer service area that includes the middle school property and all areas north of Strasburg Road, the
acquisition or public use of two (2) properties (the “Luria Brothers” and “Beagle Club” properties), and the identification potential septic system issues for lots of one (1) acre or less that
have on-site septic systems and are not in the proposed public sewer service area.
1. Township Administration
-
Hire a full-time township manager to handle township affairs; spearhead efforts, projects
and initiatives; and maintain communications, cooperation, and partnerships with surrounding municipalities, the county, other organizations and residents.
-
Improve communications with residents via regular updates to, and maintenance of the
township website, use of a township Facebook page, and distribution of a periodic newsletter.
-
Amend the Subdivision and Land Development Ordinance to include a land development check list / flow chart to facilitate township review of subdivision and land development plans.
2. Official Map
In order to better facilitate planning for public lands and facilities, it is recommended that an
“East Fallowfield Township Official Map” be created and adopted, as provided for under Article IV of the Pennsylvania Municipalities Planning Code. In addition to identifying future
township public lands, as included in Section 2.A., Plan for Land Use, this map can also be
used to identify road rights-of-way, trail corridors and public facilities.
3. Trash and Recycling
-
Improve access to the composting facility run by the Boroughs of Modena and South
Coatesville and East Fallowfield Township Public Works Departments by expanding the
hours of operation.
4. Parks and Recreation
-
Complete development of the Township Park and prescribed in the Park Master Plan.
-
Continually conduct public outreach and communications with residents via a township
Facebook account, the township website and/or a newsletter to enlist volunteers to staff
community events and participate in groups such as Friends of the Park.
-
Beagle Club. Acquire the Beagle Farm to provide passive recreation opportunities. As
an alternative to fee simple acquisition, other options to preserve the property should be
pursued, such the acquisition of a conservation easement
-
Luria Brothers properties. Investigate opportunities for the public use of the Luria Brothers properties for trails, stream access and other recreation opportunities.
-
Establish a greenway along the West Branch Brandywine Creek from Mortonville to Modena Borough for recreational use and conservation.
June 4, 2015
2-24
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
-
Prepare master plans for township-owned lands to determine the best recreational
and/or open space use of those properties.
-
Investigate the feasibility of providing pedestrian connections between the Township
Park and South Brandywine Middle School, East Fallowfield Elementary School and the
township building via Strasburg Road, and into the City of Coatesville.
-
Open discussions with neighboring municipalities and athletic organizations to address
the demand for ball fields.
-
Brandywine Creek Greenway Plan. In reference to recreation, the BCG plan seeks to
provide connections between regional destinations, neighborhoods, and recreational
sites, and establish safer routes for walking, bicycling, paddling, and horseback riding
within the greenway. East Fallowfield Township should utilize the BCG plan’s “Municipal
To-Do Lists” (forthcoming) and “Implementation Tool Kit” to implement the recommendations of the BCG plan as they pertain to the Township. Some, but not all, of these recommendations consist of creek access points along Buck Run at Doe Run Church Road
and at Laurel Forge Road; “Minor Corridors” (i.e. minor greenways) along Buck Run,
Dennis Run, and Misty Patch; and “Conceptual Land Links” along Buck Run and the
West Branch Brandywine Creek.
5. Sanitary Sewer and Public Water Services
-
Public Sewer. Limit public sewer service only to the area north of Strasburg Road and
the South Brandywine Middle School. Public sewer service areas may need revision in
the future if deemed necessary to protect public health and safety.
-
Septic Systems. South of Strasburg Road there are over 100 parcels that are less than
0.75 acres in size, and about 50 more that are between 0.75 and 1.0 acres in size. All of
these lots have on-site septic systems. Since lots less than 0.75 acres and some of
those close to 1.0 acres may not be able to accommodate a backup on-site system, other solutions should be explored to address these potential septic failures, including the
possibility of mandated maintenance.
-
Public Water. The township should request information from the public water utilities regarding tests of water quality. Public water service areas may need revision in the future
if deemed necessary to protect public health and safety.
-
Well Water. There have been some issues with well water supply in the township, with
some households resorting to water deliveries at certain times of the year. Water quality
with some wells has also be a problem, with some households requiring the installation
of treatment systems. It is recommended that the township seek professional services
to investigate well water supply/quality issues and prepare a Comprehensive Water Resources Management Plan.
6. Police Services
-
Residents are very satisfied with policing services. Continue to support the township police force.
7. Fire and Emergency Management Services
Fire and Emergency Management Services are provided by Westwood and Modena Fire
Companies. The township is pleased with this service and should continue support of these
fire/ems companies. The township should remain aware of potential issues with the available volunteers and funding of fire service in particular, which has given rise to other areas
within Chester County regionalizing fire protection services.
June 4, 2015
2-25
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
8. Financing
The township currently relies on the Earned Income Tax to fund most public services. It is
recommended that the township investigate additional revenue sources to help offset the rising cost of providing these services. Additional revenue sources could include:
-
A real estate tax with the elimination of the trash fee. Real estate taxes are a deductible
expense, whereas the residential trash fee is not.
-
Grant funding opportunities for specific projects
June 4, 2015
2-26
East Fallowfield Township Comprehensive Plan
June 4, 2015
2: Plan Recommendations
2-27
0.25 0.5
1.5
N
2
Miles
CHESTER COUNT Y
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17 SOUTH CHURCH STREET
WEST CHESTER, PA 19382
TOWN A ND LA N D P LAN N I N G
610.429.9993
ING
SPR
RAY OTT & ASSOCIATES
R
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SC
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DR
E
NS
RD
LEY
Valley Township
D
AL
RDIN
V
EA
* Lots one acre or less not in existing or proposed
public sewer service area.
OL
N RD
OD
STR
TOWNSHIP LANDS (P=PROPOSED)
ST
ROBI
BRINTON
WA
N
OAK
REED
ST
AV
30
ENTH
BUS
POTENTIAL SEPTIC ISSUES*
SouthValley Hills
FIFTE
BUS
30
Coatesville
City
82
BRINTON
STATION
DR
JOHN STEVENS
RHODA LA
PUBLIC WATER & SEWER SERVICE LINE
CH
P E N N SY LVA N I A
Caln Township
30
MISTY PATCH RD
LEGEND
1
HE
0
EAST FALLOWFIELD TOWNSHIP
COMPREHENSIVE PLAN
E
OV
R
EG
PL
AP
un
eR
Do
RD
MAP #6
COMMUNITY FACILITIES
& SERVICES PLAN
East Fallowfield Township Comprehensive Plan
2: Plan Recommendations
BLANK PAGE AFTER MAP 6 – COMMUNITY FACILITIES AND SERVICES PLAN
June 4, 2015
2-29
East Fallowfield Township Comprehensive Plan
3: Strategic Implementation Plan
3. STRATEGIC IMPLEMENTATION PLAN
The Comprehensive Plan Implementation Plan is shown in Table 4 on the following page, which
provides a prioritized list of each recommendation described in the preceding chapter. According to Pennsylvania Municipalities Planning Code, the Plan should be reviewed again in 2024.
For each recommendation the table lists the following implementation strategies:
PRIORITY: Each recommendation is assigned a high, medium and low priority. This is not
meant to imply that recommendations receiving a ‘low’ priority are not as important as those receiving a ‘high’ priority, but it rather a recommendation as to the order in which tasks should be
pursued.
COMPLETION TIME FRAME: This is meant as an estimate of the time frame in which a specific task can be completed. Because some tasks will take longer to initiate and complete, the
time frame does not necessarily relate to the task priority.
RESPONSIBILITY: This column identifies the township committees most responsible for overseeing the implementation of each recommendation, including the Board of Supervisors, Planning Commission, Historic Commission or Recreation Commission.
IMPLEMENTATION METHOD: These methods identify whether the recommendation implementation will require a special study or plan, a new ordinance or physical improvement.
POTENTIAL FUNDING SOURCE: This column lists potential grant funding sources that could
be used to supplement Township funds. These include state funding sources: the Department
of Conservation and Natural Resources (DCNR), the Department of Environmental Protection
(DEP), the Department of Community & Economic Development (DCED); and other grants,
such as federal Community Development funds administered by Chester County and the Chester County Vision Partnership Program.
While the Implementation Plan includes priorities and time frames, the Comprehensive Plan
should be utilized as a dynamic document. The Township should use the Implementation Plan
as a guide to tract progress on the various Plan Recommendations. As such, it is envisioned
that Implementation Plan should be reviewed periodically and updated to reflect current Township priorities.
June 4, 2015
3-1
East Fallowfield Township Comprehensive Plan
3: Strategic Implementation Plan
Table 4: Implementation Plan
RECOMMENDATION
PRIORITY
COMPLETION
TIME FRAME
RESPONSIBILITY
METHOD OF
IMPLEMENTATION
POTENTIAL
FUNDING
SOURCES
High
1 to 3 years
BOS, PC
Zoning text and
map amendment
EFT funds
Low
6+ years
BOS, PC
Zoning text and
map amendment
EFT funds
Medium
3 to 6 years
BOS, PC
Special Project
Grant Funding
High
On-going
BOS, PC
Adopt Comprehensive Plan
N/A
A. PLAN FOR LAND USE
1
2
3
Combine existing O-I
and MU Districts in to
one MU district for
non-residential uses
only.
Plan and implement
zoning for the four (4)
Village Development
areas.
Purchase 2 properties for public open
space/passive recreation
B. PLAN TO MEET HOUSING NEEDS
1
Continue to accommodate current housing mix.
2
Rental unit permits
and inspection program.
Medium
3 to 6 years
BOS
Adopt ordinance,
contract inspector
Rental permit
fee
3
Senior/In-law/ECHO
housing
Medium
3 to 6 years
BOS
Adopt ordinance,
contract inspector
Rental permit
fee
C. TRANSPORTATION & CIRCULATION PLAN
1
2
3
4
5
Pursure the design
and consturction for
3 intersection improvement projects
Flooding. Inventory
road flooding
proplems and pursue
improvments
Help County keep
Transportation Improvement Inventory
up-to-date
Trails. Prepare a trail
links plan
Improve access to
Public Transportation
High
1 to 3 years
BOS
Design and construction
PennDOT,
EFT
High
1 to 3 years
BOS
Design and construction
PennDOT,
EFT
Medium
on-going
BOS, PC
Submitt to County
EFT
Medium
3 to 6 years
BOS, PC, Rec.
Trail Master Plan
EFT, County,
PA-DCNR
High
1 to 3 years
Task Force
Public Transit
Guide, EFT website
EFT, TMACC
D. PLAN FOR THE PROTECTION OF HISTORIC & NATURAL RESOURCES
1
2
Brandywine Creek
Greenway Plan.
Monitor/help to impliment
Update the EFT Historic Resources map
to include 2 locally
significant historic
districts.
June 4, 2015
Medium
3 to 6 years
PC, Rec.
Work w/ Brandywine Conservancy
Twp.
Medium
3 to 6 years
Hist. Comm.,
Consultant
Update map
EFT
3-2
East Fallowfield Township Comprehensive Plan
RECOMMENDATION
3
4
5
6
7
Update historic resources inventory
Wk. w/codes department to improve
enforcement of historic preservation
ordinance, include
application check list.
Permit alternative
uses if necessary to
better enable the
preservation of historic resources.
Scenic Roads. Include in the land development review
process.
Mortonville Rd./B.Ck
Greenway
3: Strategic Implementation Plan
PRIORITY
COMPLETION
TIME FRAME
RESPONSIBILITY
METHOD OF
IMPLEMENTATION
POTENTIAL
FUNDING
SOURCES
Medium
on-going
Hist. Comm.
Inventory, EFT
website
EFT
High
1 to 3 years
Hist. Comm.
Meet with codes
officials
EFT
Medium
3 to 6 years
Hist. Comm.,
PC, Consultant
Prepare zoning
amendment
EFT
Medium
3 to 6 years
PC
Prepare zoning
amendment
EFT
Medium
3 to 6 years
PC, Rec.
Comm., Consultant
Prepare Master
Plan
EFT, County,
PA-DCNR
E. COMMUNITY FACILITIES & SERVICES PLAN
1
EFT Admin. Hire
manager
High
1 to 3 years
BOS
Solicit applicants,
budget
EFT
2
EFT Admin. Improve
website
High
on-going
BOS, administration
Formalize website
maintenance
EFT
High
1 to 3 years
BOS
Prepare map, adopt
ordinance
EFT
High
1 to 3 years
BOS, Consultant
Prepare operations
& management plan
EFT & other
municipalities
High
1 to 3 years
Rec.Comm.
Contract park improvements
EFT, County,
PA-DCNR
Medium
3 to 6 years
BOS, Rec.
Comm.
Budget
EFT, County,
PA-DCNR
Medium
3 to 6 years
PC, Rec.
Comm., Consultant
Prepare Master
Plan
EFT, County,
PA-DCNR
Medium
3 to 6 years
BOS, Rec.
Comm., Consultant
see D.7 above
EFT, County,
PA-DCNR
Medium
3 to 6 years
BOS, PC, Rec.
see C.4 above
EFT, County,
PA-DCNR
High
1 to 3 years
BOS, Engineer
537 Plan amendment
EFT, grant
High
1 to 3 years
BOS, Engineer
Water Resources
Management Plan
EFT, grant
High
1 to 3 years
BOS, Task Force
EFT Financial Plan
EFT
3
4
5
6
7
8
9
10
11
12
Create/adopt Official
Map
Recycling. Improve
composting facility &
access.
Complete Township
Park Master Plan
Acquire "Beagle"/"Luria Bros."
properties
Mortonville Rd./B.Ck
Greenway
Prepare Master
Plans for Township
Open Space/Park
Lands
Trails. Prepare a trail
links plan
Septic Systems.
Strategy to address
potential on-lot system failures on small
lots
Wells. Address supply/quality issues.
Township Revenues
June 4, 2015
3-3
East Fallowfield Township Comprehensive Plan
June 4, 2015
3: Strategic Implementation Plan
3-4
East Fallowfield Township Comprehensive Plan
APPENDIX
APPENDIX
A: Demographics and Housing Inventory
B: Existing Land Use Inventory and Zoning Inventory
C: Natural and Historic Resources Inventory
D: Public Participation Process
June 4, 2015
East Fallowfield Township Comprehensive Plan
June 4, 2015
APPENDIX