pisgah of west chester

8/14/2019 Pisgah of West Chester

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APLAN FOR

PISGAH OF WEST CHESTER

West Chester Township

____________, 2010


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A Plan for Pisgah of West Chester Page 2

ACKNOWLEDGEMENT

The West Chester Township Trustees would like to acknowledge the West

Chester 42 Citizens for their efforts in creating A Plan for Pisgah of West

Chester. We thank you for helping us reach a consensus to complete this planto ensure Pisgah of West Chester remains a West Chester District where

families grow and businesses prosper.

West Chester Township Trustees

_________, 2010


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Contents

INTRODUCTION .................................................................................................................................................................. 4

PLAN MISSION ...................................................................................................................................................................... 4

PLAN CRITERIA..................................................................................................................................................................... 5

PROJECT PRIORITIES ............................................................................................................................................................. 5BACKGROUND OF PISGAH .............................................................................................................................................. 6

THE NAME ............................................................................................................................................................................ 6

THE LOCATION ..................................................................................................................................................................... 6

ORGANIZATIONAL HISTORY AND PLANNING ........................................................................................................................ 6

Pisgah Improvement Association..................................................................................................................................... 6

West Chester Chamber Alliance ...................................................................................................................................... 6

West Chester 42 Citizens ................................................................................................................................................. 7

Transition of the Corridor ............................................................................................................................................... 7

Related Township Plans ......... ........... ........... .......... ........... .......... .......... ........... .......... .......... ........... .......... ........... ........... 8

PLAN CRITERIA DETAIL .................................................................................................................................................. 9

CRITERIA 1:IMPROVE APPEARANCE OF THE PISGAH OF WEST CHESTER CORRIDOR ............................................................ 9

CRITERIA 2:PRESERVE AND PROTECT THE PROPERTY VALUES OF BUSINESSES AND HOMES............................................... 9

CRITERIA 3:GIVE THE PISGAH OF WEST CHESTER CORRIDOR A UNIFIED IDENTITY .......................................................... 10

CRITERIA 4:CREATE A STRONG SENSE OF COMMUNITY..................................................................................................... 11

CRITERIA 5:DEVELOP MULTI-MODAL CONNECTIVITY....................................................................................................... 13

CRITERIA 6:PROMOTE AND STIMULATE THE PISGAH OF WEST CHESTER CORRIDOR ......................................................... 14

PROJECT DETAIL ............................................................................................................................................................. 15

PROJECT NUMBER 1:UTILITY RELOCATION PROGRAM ...................................................................................................... 15

PROJECT NUMBER 2:SAFETY LIGHTING............................................................................................................................. 16

PROJECT NUMBER 3:CONNECTIONS ................................................................................................................................... 17

PROJECT NUMBER 4:SIGN ABATEMENT PROGRAM ............................................................................................................ 18

PROJECT NUMBER 5:GATEWAY SIGNAGE .......................................................................................................................... 18

PROJECT NUMBER 6:FAADE IMPROVEMENT PROGRAM ................................................................................................... 19

PROJECT NUMBER 7:PROMOTE PISGAH OF WEST CHESTERTHE NEW IMAGE ................................................................. 20

PROJECT NUMBER 8:PROMOTE BUSINESSES ...................................................................................................................... 20

PROJECT NUMBER 9:UNIFIED MAILBOX PROGRAM ........................................................................................................... 21

PROJECT NUMBER 10:TREE PLANTING PROGRAM ............................................................................................................. 22

PROJECT NUMBER 11:FLAGS AND BANNERS...................................................................................................................... 23

PROJECT NUMBER 12:CENTRAL GATHERING PLACE.......................................................................................................... 23

PROJECT NUMBER 13:PARKS AND PLAYGROUNDS ............................................................................................................. 24

CONCLUSION ..................................................................................................................................................................... 25

SOURCES ............................................................................................................................................................................. 25


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INTRODUCTION

Plan Mission

The mission of this plan is to set forth goals and strategies to unify and revitalize the portion of the US

Route 42 corridor that is located in West Chester, which is known as Pisgah of West Chester.

This plan prohibits the use of funding sources that place a burden on current property owners bypassing costs onto parcel owners, or uses aggressive strategies such as blight studies/designations and

or eminent domain to obtain property for redevelopment or revitalization. Instead, this plan establishes

a set of recommended standards that focus on improving the appearance, connectivity, vitality and

quality of life of the Pisgah of West Chester corridor by preserving rather than redeveloping theexisting corridor.

All current and future property and business owners of this corridor are encouraged to maintain theirinvestments to the recommended standards in this plan and make improvements when economically

feasible.

This plan will also serve as a guide for future planning, zoning and development pursuits. Authorizinglegislation should explicitly prohibit the use of eminent domain as well. to give legal effect to the

restraints in the plan as stated in his review ofA Plan for Pisgah of West Chesterby Scott Bullock,

Senior Attorney, Institute for Justice to the West Chester 42 Citizens (WC42C) on 1/11/2010. Thisshould be accomplished concurrently or within one year of the adoption ofA Plan for Pisgah of WestChester.

In an era of tight budget constraints, good planning is essential to ensure efficient use of limited funds

when available. This plan will ensure that the money is spent on improvements that are consistent with

the property owners goals and in an organized manner. The implementation of this plan and

expenditures should include collaboration between WC42C, property owners, township officials andother related agencies to ensure maximum support.

Also, Township Administrator will publish a State of the Vision progress report that details the steps

taken toward goal achievement and includes measurements of effectiveness. Deadline is 3-31 eachyear. as outlined on page 17 in the document, A Vision for West Chester in 2025 which was adopted

by the West Chester Trustees on 3/28/2006.

Finally,Township Administrator, through the responsibility of standing committee, will communicate

a progress report to the residents of West Chester by 4/30 of each year, as outlined on page 17 in the

document, A Vision For West Chester in 2025 which was adopted by the West Chester Trustees on

3/28/2006. Township Administrator and staff will detail Route 42 progress report to the residents ofWest Chester.


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Plan Criteria

In order to be consistent with state and federal application procedures, this plan has developed a set ofcriteria based on existing public standards and property owner input. These standards have been used

successfully by local governments such as Anaheim, California dedicated to eminent domain free

revitalization. Source: http://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdf Plan

criteria details are discussed later in this plan.

These Criteria are:

1. Improve Appearance of the Pisgah of West Chester Corridor2. Preserve and Protect the Property Values of Businesses and Homes3. Give the Pisgah of West Chester Corridor a Unified Identity4. Create a Strong Sense of Community5. Develop Multi-modal Connectivity6. Promote and Stimulate the Pisgah of West Chester Corridor

Project Priorities

The top project priorities were established by WC42C, at the request of township staff, with the overall

plan criteria in mind and identified as the most effective use of township revenue and means of

achieving the stated mission and criteria. These priorities are a project list for the township based on

established plan criteria that are discussed in greater detail later in this plan.

These top project priorities should be reviewed annually and updated as necessary as a joint effortbetween the township, WC42C and property owners as some priorities will be achieved and othersmay need to be amended and/or replaced with higher priorities. As is the case for any long range plan

criteria, the plan in its entirety will be reviewed every three to five years as a joint effort between the

township, WC42C and the property owners.

The top project priorities are as follows:

1. Implement the Utility Relocation Program2. Install Safety Lighting3. Build Multi-modal Connections4. Implement the Sign Abatement Program5. Install Co- branded Gateway Signage6. Establish a Faade Improvement Grant to Loan Program7. Promote Pisgah of West Chesterthe New Image8. Develop Business Promotions9. Install the Unified Mailbox Program10.Plant Trees along the Corridor11.Implement a Flag and Banner Program12.Maintain a Central Gathering Place13.Develop Parks and Playgrounds
http://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdfhttp://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdfhttp://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdf


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BACKGROUND OF PISGAH

The Name

In Hebrew, Pisgah is a high place like the top of a mountain. Pisgah, a neighborhood of West

Chester, Ohio, is named after a mountain east of the Dead Sea in West Jordan, also referred to as

Mount Nebo. In Deuteronomy 3:27, Moses was able to view the Promised Land from this summitbefore his death. The view includes the Jordan River, Jericho and Jerusalem in the Holy Land.

Early American immigrants often identified themselves with their Biblical counterparts- seeking apromised land in their new county. As a result, many summits in North America were given the

Biblical/Hebrew name Mount Pisgah.

It is said that local residents chose the name Pisgah because of their strong abolitionist views and

involvement with the Underground Railroad. They identified with Moses who had led his people outof slavery. The Promised Land lay beyond Pisgah for both Israelites and Americans fleeing slavery.

The elevation ofPisgah of West Chesteris 971 feet above sea level.

The Location

Pisgah of West Chesteris a 3.3 mile stretch of US Route 42 that adjoins Mason to the north at Butler-

Warren Road and Sharonville to the south at Fields-Ertel Road. This route served as Ohios primary

north and south connector before the interstates were developed. Pisgah of West Chester is less than

3,000 feet north of Interstate 275, and also offers easy access to Interstates 75 and 71. This corridorcurrently includes a mix of commercial and residential development and is highly traveled.

Organizational History and Planning

Pisgah Improvement Association

The Pisgah Improvement Association (PIA) began in 1953 or 54. Monthly meetings were held in the

Seven Chimneys basement or party barn to improve the area and get more services for Pisgah. Some of

the accomplishments of the PIA include bringing utilities such as water, gas, and Cincinnati phoneservice to Pisgah. Another important accomplishment of the PIA is the Pisgah Youth Organization

(PYO). The PIA eventually became the Pisgah Businessmans Association. Source: National

Register of Historic Places 03001100

West Chester Chamber AllianceWith the expansion of the business community in the 1970s there became a need to talk about what

was happening and to share ideas. The Pisgah Businessman's Association was formed approximately

40 years ago to answer that need. The Union Township Chamber of Commerce was founded in 1976

with 12 members from the Pisgah Businessmans Association, and the meetings were conducted at theBeckett Ridge Golf and Country Club. Boasting a base of 20 members in the 1970s, the Chamber

grew to over 100 members in the next decade. In 1996, the Chamber became the Southeast ButlerCounty Chamber of Commerce, and in 2004 the Chamber changed its name to the West Chester

Chamber Alliance to reflect a growing membership from Liberty Township. The West Chester


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Chamber Alliance today is a thriving organization and although no longer located in Pisgah of West

Chester, the Chamber headquarters is located just north of the district off Cox Road. Source:https://www.westchesterchamberalliance.com/index.php?page=ChamberHistory

All of these organizations can credit their humble beginnings to the Pisgah Improvement Association.

West Chester 42 Citizens

WC42C is a private association formed in 2002 to provide a forum for

property owners. Since 2002, members of WC42C have been researching

possibilities for improving the corridor without the use of eminent domain.Concurrently, ODOT completed its Safety Study in 2003, leading to the

engineering of major road improvements for U.S. Route 42, with

construction scheduled to begin in early 2011. Planned improvements

include the addition of a center turn lane along the entire length of the roadthrough Pisgah of West Chester. WC42C has also explored local, regional,

and national options such as Development Without Eminent Domain, to

become better informed on how to achieve its mission and vision.

Through a series of meetings and brain storming sessions, WC42C

developed a document called the Experience Pisgah Vision Plan,which

became the basis for this plan. Since then, WC42C has collaborated with township staff, townshiptrustees; property and business owners to refine its original document; discuss many new ideas and

serve as the engine driving the creation of this plan.

Transition of the Corridor

In addition to businesses, the Pisgah of West Chester corridor contains many residential and

undeveloped properties throughout. Care must be taken to control re-zoning of parcels beyond whatthe area can support.

The U.S. Route 42 corridor has a unique business district. Recent construction in the corridor signalsthat people recognize it as an important business and social district and want to invest here. In a time

where the survival ofmom and pop enterprises is a great challenge, Pisgah of West Chesterserves as

an oasis for many, an incubator of sorts. Low rents draw a diverse and interesting mix of merchants.

With 20,000 vehicles passing through the corridor on a daily basis, many family and small businessesare not only surviving, but thriving. A Plan for Pisgah of West Chesterwas created to preserve and

grow this unique oasis.

The corridor contains a variety of interesting and nationally significant examples of historicarchitecture, such as Seven Chimneys and the Ell Farm. A Plan forPisgah of West Chesterdoes notcompel specific architectural requirements, but rather seeks to develop voluntary guidelines and inspire

building owners to discover and enhance their existing structures. For example, the National ParkService, US Department of the Interior publication, #44 Preservation Brief-The Use of Awning onHistoric Buildings- Repair, Replacement, & New Design, illustrates how appropriate awnings can

unify the appearance of a community and add attractive architectural detail, without making major

faade improvements. Source: http://www.nps.gov/history/hps/TPS/briefs/brief44.htm
https://www.westchesterchamberalliance.com/index.php?page=ChamberHistoryhttp://www.nps.gov/history/hps/TPS/briefs/brief44.htmhttp://www.nps.gov/history/hps/TPS/briefs/brief44.htmhttps://www.westchesterchamberalliance.com/index.php?page=ChamberHistory


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Related Township Plans

In 1994, the township adopted 2012 Vision and Implementation Strategies (2012 Vision), whichestablished a direction for the overall West Chester community. A Plan for Pisgah of West Chesteris

consistent with the overall vision and goals expressed in 2012 Vision. WC42C recognizes that the

public amenities mentioned in 2012 Vision are also essential to revitalizing the Pisgah of West Chestercorridor. In 2006, the township completedA Vision for West Chester in 2025, which was an update to

2012. Again, A Plan for Pisgah of West Chester is consistent with the overall vision and goalsexpressed inA Vision for West Chester in 2025.

In 2004, West Chester revised the West Chester Township Comprehensive Land Use Plan (Land UsePlan). A Plan forPisgah of West Chesterstrongly supports two particular concepts presented in the

Land Use Plan and focuses on them as a foundation. The first concept is to utilize neighborhood

pods as a way to ease traffic and encourage hometown commerce, and the second is to discourage

commercial creep.

As the township reaches build out and critical mass, maintaining a commercial-residential mix isimportant to ensure a sustainable community. This plan recognizes the importance of encouraging

new commercial developments on existing vacant parcels as well as revitalizing existing, agingbusiness districts such as the Pisgah of West Chestercorridor.


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PLAN CRITERIA DETAIL

It is important to keep the big picture in mind when working toward the achievement of any goal.

The following criteria were developed by WC42C and represent the vision for the revitalization of

Pisgah of West Chester. Top project priorities, as discussed in this plan, adhere to these plan criteriaand shall be used when establishing future project priorities.

1. Improve Appearance of the Pisgah of West ChesterCorridor2. Preserve and Protect the Property Values of Businesses and Homes3. Give the Pisgah of West ChesterCorridor a Unified Identity4. Create a Strong Sense of Community5. Develop Multi-modal Connectivity6. Promote and Stimulate the Pisgah of West ChesterCorridor

Criteria 1: Improve Appearance of the Pisgah of West Chester Corridor

Currently, there is an eclectic mix of new and old buildings; including buildings transitioned from

residential structures into businesses which should be embraced.Positive image and public perceptionof any place is important to achieving success and making it a place that people want to visit and

invest. Over the years, the Pisgah of West Chestercorridor has been observed as an ageing corridor in

need of improvements. There is much visual clutter along the corridor including old out dated signage,overhead utilties and unsightly deteriorating mailboxes. Programs should be developed to encourge

and support improvements on a voluntary basis for existing property owners. With the impending

improvements to US Route 42 and the priorities the plan recommends, a transformation will begin to

take place and an amazing Pisgah of West Chestercorridor will emerge. It will be essential to promotethis new image to the community, change any previously conceived perceptions and nurture new

positive perceptions of the corridor. Source: West Chester University Expert Presentations;

Experience Pisgah Vision Plan

Objectives

Support Individual Property Improvement Programs

Create Township Sponsored Improvement Programs

Criteria 2: Preserve and Protect the Property Values of Businesses and Homes

The property owners along the corridor want to know that their investment is protected.

Source: Experience Pisgah Vision Plan

A Plan forPisgah of West Chesterpriorities to ensure that property values are protected include:

ObjectivesPromote economic growth by preserving and supporting existing businesses and assets

Develop affordable strategies to enhance the corridor; avoid programs that asses cost toproperty owners; prohibiting eminent domain

Control growth; protect against over-development

Keep the small town/neighborhood character and large attractive setbacks

Identify services and businesses missing on the corridor and develop strategies to bring them tothe Pisgah of West ChesterCorridor

Enhance safety


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Criteria 3: Give the Pisgah of West Chester Corridor a Unified Identity

Identify Corridor a Nostalgic Garden DistrictBranding the community with a strong image, a name, symbol, or design- supports the overall messageof the community. Nostalgic businesses and beautiful garden centers exist here- transform their

presence into a corridor theme or image. 1957 Chevys and beautiful garden centers combine to givethe corridor a garden and nostalgic presence. Source: West Chester University Expert Presentations;


Pisgah Is CampaignIn an effort to promote Pisgahs new brand, property owners are encouraged to improve vitality ofbusiness, and promote local commerce. The corridor promotes itself via a marketing campaign,

Pisgah Is.

ObjectivesTo promote new brand: Pisgah Is the Nostalgic Garden District of West Chester

To improve vitality of local businesses: Pisgah Is Open for Business...and a Whole Lot More

Co-brand Corridor Pisgah of West ChesterParcel Owners feel strongly that Pisgah should retain its own identity yet be linked to and leverage the

West Chester name. As a result, the Pisgah of West Chester co-brand was chosen by WC42C.

Create Signature Community Identifiers to Improve AppearanceIt is important to have a district easily identified upon entering and leaving. Signature community

identifiers create a sense of pride in the residents and bring uniformity to the district. Potentialsignature identifiers include:

ObjectivesUnified awnings

Unified mailbox and safety address- collaborate with West Chester and ODOT to supply greenreflective address sign or develop alternative uniform decorative standards

Community flag/banners- design a flag promoting the brand of the districtUnified landscaping- develop voluntary guidelines for landscaping

Large gateway signage on north and south gateways to the Pisgah of West Chestercorridor to

identify the co-branding ofPisgah of WestChesterat the intersections of U.S. Route 42 and

Butler-Warren and Fields-Ertel Roads.Entry signage at secondary entry points on the Pisgah of West Chestercorridor to identify the

co-branding ofPisgah of West Chesterat the intersections of U.S. Route 42 and Cox, West

Chester and Dimmick RoadsMasonry features- place masonry features and flowers/plants at key points on the corridor

Unified attractive monument signage for businessesUnified security lighting


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Criteria 4: Create a Strong Sense of Community

Promote Strong Social and Built Community ImageA place with a strong sense of community is a place that people desire to be because of the activesocial environment, the convenient and historic built environment and the pride of being a part of

something special. Pisgah of West Chesterhas the potential of being all of this and more with creative

event programming that would encourage people to involve themselves as a member of the

community. A good mix of activities will not only allow the people within the community to getinvolved, but it would also draw people from outside the corridor to support the local businesses.

Source: West Chester University Expert Presentations; Experience Pisgah Vision Plan

A strong sense of community:

Provides opportunities for the people to come together and take pride in their community and

help each other when needed

Enhances the quality of life making it a place families want to raise their children Allows children to become involved from an early age

Will stimulate the economy

Pisgah residents have expressed interest in having Pisgah as a strong social and built community. APlan for Pisgah of West Chestersupports this desire of the property owners.

Current community assets include:

Numerous churches and social organizations

Numerous educational and child centered businesses

Pisgah Youth OrganizationDiverse businesses which meet needs of area residents

Safe community

Well traveled major U.S highwayMixed use business and residential

Centrally locatedConvenient access to three interstates

Birthplace of West Chesters economyHistoric sites, e.g. Ell Farm, Seven Chimneys, Indian Mounds

The Social EnvironmentA Plan forPisgah of West Chesterseeks to create a strong social community:

Objectives

Highlight the assets and history of the communityPromote hometown commerce

Promote current community assetsPublicize area events to increase participation and economic vitalityOrganize nostalgic car events- Drive Ins

Maintain a low crime rate and excellent emergency response teams

Enhance the health, safety and quality of life for area residents

Annual Beautify & Barbeque (B&B) Weekend to organize and reward volunteersbeautification projects

Neighbors helping neighbors with maintenance and beautification tasks

Support child centered arts and edutainment


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Work with area organizations to support and publicize their youth programs and events

Work with parents and families to sponsor special child centered programsInstill in our children and youth a respect for our community and a passion for volunteering

Make Pisgah a place families want to raise their kids

Sidewalk sales events x times per year

The Built EnvironmentA Plan forPisgah of West Chesterseeks to create the following to support a strong built community:

Objectives

Develop and promote a branded identity utilizing Pisgah of West Chester as the official name

Have a centralized gathering placePreserve existing green space, promote more landscaping

Increase connectivity in the corridor to support hometown commerce

Attract new investment to create a thriving community

Enhance the health, safety and quality of life for area residentsEncourage voluntary architectural and faade improvement guidelines appropriate for each

structures architectureLimit light and noise pollution adjacent to residential areasRelocate utilities underground

Maintain large attractive setbacks

Place historic markers

Encourage family activities within walking and biking distance of the areaSupport recreational opportunities within walking and biking distance of the community

Work with WC42C to acquire and identify parks and playgrounds prioritized by the A Vision

for West Chester in 2025Create a built environment with an emphasis on the areas history while continuing to addadditional buildings and business that will enhance the corridor

Create a mix of business and social events that will allow community members to meet otherpeople of their community

Encourage events that will bring people together within the community to help each other with

maintenance and beautification tasks (Neighbors helping neighbors, etc.)

Work with parents and families to sponsor youth centered activities, arts and family fun thatwould teach children a respect for their community and the importance in being involved

Leverage the corridors historic image by encouraging nostalgic events, such as car shows, that

will associate Pisgah of West Chesterwith the past

Publicize events to draw people from the surrounding areas into the community to increaseparticipation and economic vitality

Maintain a low crime rate and excellent emergency response


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Criteria 5: Develop Multi-modal Connectivity

Pathways serve as a great amenity to any community. They promote the health of residents and people

working in the community, while preserving safety. They enhance the high quality of life that attractstax-paying businesses and residents to communities; promoting local commerce. Connectivity can

also aide to ease traffic.

Rationale: Multi-modal transportation is the number one improvement need identified byA Vision forWest Chester in 2025: A reliable system of transportation that increases personal options and decreases

reliance on the automobile is the environmentally responsible, socially desirable and indicative of a

progressive community.

Multi modal connections benefits:

Improves the accessibility, safety and access management within the corridor.

Improves the health and vitality of residents.Improve the quality of life within the corridor.

Makes the corridor more accessible and will stimulate the economy for the businesses.

Makes the corridor a destination location.

Fulfills major priorities inA Vision for West Chester in 2025.

Section 2.3 - "We provide a thriving recreational/social infrastructure that includes two libraries, one

community center, two senior centers, 10 acres of developed parkland per 1,000 population, 1 mile ofbike paths per 1,000 population, 1005 wireless access, 0.5 playgrounds per 1,000 population, and four

more amateur sports complexes of The Beckett Park Baseball center quality; by 2020.

Section 4.3 We utilize multi-modal transportation to reduce automobile usage and congestion, andto facilitate transportation into, out of and around West Chester. A regional multi-modal

transportation plan that defines regional partners, cares or seniors and the disabled, helps businesses

retain and attract workers, and provides connectivity to logistically placed terminals or hubs is

developed; by 2009:

ObjectivesWC42C, property owners and the Township will develop dedicated comprehensive shovel

ready connections projects for the Pisgah of West Chesterarea based on standards developed in

the OKI Strategic Regional Policy Plan so that corridor planning is consistent with and can take

advantage of government grants and other funding sources. Planning will consider all types,locations, safety and feasibility, and stakeholder issues when developing the plan

Planning will define shovel ready projects to take advantage of available funding

Planning will be consistent with theA Plan for Pisgah of West Chester

WC42C will have representation on the West Chester Connections Committee to be approvedby West Chester Trustees

Encourage and construct key pedestrian connections within the Pisgah of West Chesterarea.

Develop connections between parcels.Developed a continuous connection along the entire length of the Pisgah of West Chester

corridor.

The township and WC42C will work with ODOT and Butler County to build safe crosswalks

with signals at all major intersections, such as Fields-Ertel Road, Dimmick Road, West ChesterRoad, Cox Road and Butler-Warren Road.


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Pisgah connections will link into larger pedestrian networks and be consistent with area

connections planning, such as West Chester connections planning and other area planning inSycamore and Deerfield Township, Mason, Sharonville, Hamilton County Parks District,

M2M, OKI, Sharon Woods Trail, etc.

The township will install connections signage to drive traffic to the Route 42 Business Districtas requested by OKI.

Criteria 6: Promote and Stimulate the Pisgah of West Chester Corridor

The township will promote and stimulate the area by considering options that encourage development

while protecting the rights of existing property owners with generous grandfathering rights and withouteminent domain as named in Development Without Eminent Domain. Source:

http://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdf; West Chester University

Expert Presentations; Experience Pisgah Vision Plan

ObjectivesDevelop strategies that will bring new development to the Pisgah of West ChesterCorridorDevelop pod development strategies

Prohibit the use of eminent domain and blight studiesUpdate West Chester Township authorizing legislation to explicitly prohibit the use of eminent

domain and to give legal effect to the restraints in this plan

Protect the rights of existing property ownersDevelop generous grandfathering rightsMeet the objectives set inA Vision for West Chester in 2025Prohibit commercial creep

Prohibit development beyond what the area can bear Maintaining a commercial-residential mix to ensure a sustainable community
http://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdfhttp://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdf


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PROJECT DETAIL

1. Implement the Utility Relocation Program2. Install Safety Lighting3. Build Multi-modal Connections4. Implement the Sign Abatement Program5.

Install Co- branded Gateway Signage6. Establish a Faade Improvement Grant to Loan Program

7. Promote Pisgah of West Chesterthe New Image8. Develop Business Promotions9. Install the Unified Mailbox Program10.Plant Trees along the Corridor11. Implement a Flag and Banner Program12.Maintain a Central Gathering Place13.Develop Parks and Playgrounds

Project Number 1: Utility Relocation Program

Implementation Date: Conclusion of ODOT road improvements

Referenced Criteria: Criteria 1: Improve Appearance of the Pisgah of West Chester Corridor, Criteria 2:Preserve and Protect the Property Values of Businesses and Homes, Criteria 6: Promote and Stimulate the

Pisgah of West ChesterCorridor

Documentation:West Chester Township Comprehensive Land Use Plan; Experience Pisgah VisionPlan; WC42C Poll results

Description: Eliminate above ground utility lines not directly connected to structures.

Currently, there are several utility lines that clutter the landscape along the Pisgah of West Chestercorridor. This clutter draws attention away from the businesses and takes away from the aesthetics ofthe community.

Utility lines are a necessity for any type of development, typically located on poles alongside the

roadway, which is no different for Pisgah of West Chester. Over the years more and more utility lineshave been added to both sides of, and across, US Route 42 creating a great deal of visual clutter along

the entire corridor. This clutter can easily draw attention away from the businesses and adversely

affects the aesthetics of the community. If the utilities that currently clutter the landscape can becleaned up, the appearance of the corridor will be greatly enhanced, which will help preserve and

protect the property values.

Advantages:Eliminates the most unsightly aspect of the corridor

Improves the streetscape by moving utility crossovers underground

Improves the appearance of the corridorImproves the quality of life by improving the aesthetics of the corridor

Will allow other unifying improvements to stand out and become the visual

focus of the corridor

Enhanced aesthetics will encourage businesses to relocate to the corridor


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Project Number 2: Safety Lighting


Referenced Criteria: Criteria 1: Improve Appearance of the Pisgah of West Chester Corridor, Criteria 2:Preserve and Protect the Property Values of Businesses and Homes, Criteria 3: Give the Pisgah of West Chester

Corridor a Unified Identity, Criteria 4: Create a Strong Sense of Community, Criteria 6: Promote and Stimulate

the Pisgah of West Chester Corridor

Documentation: West Chester University Expert Presentations;Experience Pisgah Vision Plan

Description: Install or upgrade safety lighting at intersections on US Route 42 as part of ODOT road

improvements to create a unique lighted business district. Establish a volunteer unified and decorative

lighting standard for consistency throughout the corridor. Ensure that lighting will not be a nuisance to

adjacent residential properties.

Creating a safe and secure environment is extremely important to the vitality of

this corridor, businesses, property owners and the general public. Business and

property owners desire a sense of security and comfort that their investment willbe protected. Travelers through Pisgah of West Chesterwant to feel safe, havegood visibility and be comfortable accessing businesses. Safety lighting can be

achieved in many ways; however, it is recommended that a unified anddecorative standard be developed to maintain consistency throughout the

corridor. The presence of unified lighting can create an ambiance and enhance

the surroundings.

Advantages:Improves safety and security

Helps drivers locate intersecting streets and signs that are difficult to find at night

Illuminates street signsImproves the appearance and aesthetics of intersections on the corridor

Creates a unique image and lighted business districtAdds a unifying decorative element

Improves the appearance of the Pisgah of West Chester corridor

Improves quality of life by improving the aesthetics of the corridor

Provides well lit pedestrian connections


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Project Number 3: Connections

Implementation Date: Annually

Connection Priorities

1. Sharon Woods Connection2. Shawnee Connection3. Crosswalks and crossing signals at major intersections4. Connection Signage5. Timberview to Dimmick

Referenced Criteria:Criteria 2: Preserve and Protect the Property Values of Businesses and Homes, Criteria4: Create a Strong Sense of Community, Criteria 5: Develop Multi-modal Connectivity, Criteria 6: Promote and

Stimulate the Pisgah of West ChesterCorridor

Documentation:A Vision for West Chester in 2025;

Experience Pisgah Vision Plan;, Miami 2 Miami Plan;ODOT Access Management Manual; OKI Strategic

Regional Policy Plan; West Chester TownshipComprehensive Land Use Plan; West Chester Township

Connections

Description: The Township should work with WC42C

and property owners to identify multi-use connectionsalong the entire corridor including cross walks and

crossing signals at major intersections as prioritized by

A Vision for West Chester in 2025.

Advantages:

Drives neighborhood traffic to the corridor toimprove the economy

Drives commuter bike traffic to the corridor to

improve the economy

Improves the health and vitality of residentsImproves access management by calming traffic

Improves safety and security along the corridor

Justifies crosswalks and crossing signals from

ODOT at major intersectionsFulfills major priority ofA Vision for West Chester in 2025

Leverages our location to the Sharon Woods trail which penetrates the barrier created by I-275

for commutersIs consistent with connections planning with surrounding communities


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Project Number 4: Sign Abatement Program



Corridor a Unified Identity, Criteria 4: Create a Strong Sense of Community, Criteria 5: Develop Multi-modal

Connectivity, Criteria 6: Promote and Stimulate the Pisgah of West ChesterCorridor

Documentation: West Chester Township Permit Abatement Project;Experience Pisgah Vision Plan

Description: Encourage construction of attractive monument signs by implementing the permit

abatement program for property owners who construct and meet basic design elements as determined

by township staff. Design guidelines should include an affordable all wood option and be open to allbusinesses not just those required to move their signs as part of the ODOT road improvements.

Advantages:Low cost project with high visual impact when done in mass

Eliminates one of the more unsightly aspects of the corridorProvides a unifying decorative elementHelps small business that could not afford to replace older more worn signs

Improves appearance

Preserves and protects property values by eliminating unsightly outdated signs and detract from

other improvementsProvides a unifying decorative element

Project Number 5: Gateway Signage


Referenced Criteria:Criteria 1: Improve Appearance of the Pisgah of West ChesterCorridor, Criteria 3: Givethe Pisgah of West ChesterCorridor a Unified Identity, Criteria 4: Create a Strong Sense of Community, Criteria

6: Promote and Stimulate the Pisgah of West ChesterCorridor


Description: Install gateway signage that promotes the

new co-branded image Pisgah of West Chesteras part ofthe 2010 ODOT road improvements at the intersections

of Route 42 and Butler-Warren, Fields Ertle, Dimmick,

and West Chester Roads. Develop a small-town

Pisgah of West Chester logo that could be locatedthroughout the corridor.

It is extremely beneficial to make your presence known

immediately upon entering a particular corridor, marking

your arrival at a special place. Use of signage instantly

reminds people of such arrival and creates name recognition, and a sense of place and identity that canbe promoted and marketed. Strategically placed gateway signs can serve this purpose not only at the

northern and southern ends of the Pisgah of West Chester corridor, but also at key east-west


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intersections, as people will enter from all directions. It is important for Pisgah of West Chesterto have

its own marketable identity while leveraging the established West Chester brand. In order to ensurePisgah of West Chester is not lost in or over powered by the West Chester brand, it is necessary to

create a Pisgah of West Chesterco-branded logo.


Provides a unifying decorative element

Improves appearanceIdentifies Pisgah as a part of West Chester

Leverages the West Chester brand

Identifies Pisgah of West Chesteras a unique district

Promotes the new image and identity ofPisgah of West ChesterGenerates name recognition for the corridor

Creates a strong sense of community and pride

Unifies the corridor as a whole instead of a group of individual identities

Project Number 6: Faade Improvement Program




the Pisgah of West ChesterCorridor

Documentation: West Chester Township Comprehensive Land Use Plan; West Chester University

Expert Presentations;Experience Pisgah Vision Plan

Description:According to the townships West Chester University Expert Presentations, the township

should develop a Faade Improvement Loan to Grant Program for local parcel owners. This would

provide low interest loans to parcel owners for faade and other improvements. If the parcel ownerstays for a specified period of time and makes a long term

commitment to the area, the loan coverts to a grant and

does not need to be repaid.

Advantages:Improves the streetscape

Improves the appearance of the corridorImproves the quality of life by improving the

aesthetics of the corridor

Unifies the appearance of the corridorEncourages business retention

Creates a unique unified district

Creates a unique sense of place and community

Helps small businesses that could not afford faade improvementsPreserves and protects property values by improving unsightly outdated store fronts

Encourages businesses to relocated to the Pisgah of West Chestercorridor


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Project Number 7: Promote Pisgah of West Chesterthe New Image




Documentation: West Chester University Expert Presentation,Experience Pisgah Vision Plan

Description: For many years, the township and trustees have been very vocal in the media that Pisgah

needs improvement. However, the results of these discussions have left people with a negative image

of Pisgah. Upon the completion of the ODOT road improvement program, the township should host a

grand re-opening festival of the corridor to promote the new Pisgah of West Chester brand andfocus on what Pisgah Is. This should be the 1

st Annual Pisgah of West Chesterevent. The purpose is

to unveil the new image and co-branding of Pisgah of West Chester. Any unifying, promotional, or

improvement programs of the Pisgah of West Chester Plan should be completed and unveiled at thistime. Projects such as co-branded gateway signage, unified mailboxes, flags and banners should all be

targeted and completed for the grand re-opening celebration. The township and trustees shouldpromote the new Pisgah of West Chesterimage as a positive and unique place with ties to the past anda promising future; focus on what Pisgah Is; unify all the business owners and residents in support of

this new image; encourage regularly scheduled events and functions and use those opportunities to

promote the new image.

Advantages:Promotes the new image for Pisgah of West Chester

Publicizes Pisgah of West ChesterIdentifies Pisgah of West Chesterstrengths

Encourages businesses to stay in the area

Attracts new businesses to invest in Pisgah of West ChesterProvides encouragement for property owners in the corridorBuilds a sense of pride and community

Stimulates the economy

Project Number 8: Promote Businesses

Implementation Date: Ongoing beginning in 2010

Referenced Criteria:Criteria 2: Preserve and Protect the Property Values of Businesses and Homes, Criteria4: Create a Strong Sense of Community, Criteria 6: Promote and Stimulate the Pisgah of West ChesterCorridor

Documentation:A Vision for West Chester in 2025

Description: Township business retention and acquisition staff should host meetings with WC42C on

the corridor to promote existing and new businesses

Establish a township wide and regional business presencePromote and encourage consumers to support Pisgah of West Chesterbusinesses

Retain existing businesses that are key to providing essential goods and services

Identify and attract new businesses that are lacking from the corridor


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Create opportunities for networking, such as encouraging participation in WC42C and the West

Chester Chamber AllianceTownship should partner with property owners on the corridor to assist and educate in

Best practices

Tax benefitsAbatement programs

Business incentivesResearch and DevelopmentPublicity

Leverage expanse marketing and advertising

Funding options

Successful places are often attributed to the success of the businesses in the area. Therefore,

promoting the merchants in Pisgah of West Chester is pivotal to the success here. Establishing a

township wide and regional business presence would be invaluable, in particular if consumers begin to

look at the corridor as a viable option for shopping and dining. Businesses that provide essential goodsand services should be identified and retained, and additional businesses should be recruited to the

corridor that provides products and services currently lacking. Pisgah of West Chesterwill only be assuccessful as the businesses in the corridor.

Advantages:

Introduces West Chester Township support staff to property owners

Creates opportunities for networkingPromotes and markets Pisgah of West Chester

Builds a strong business community to serve as a foundation for the corridor

Encourages businesses to stay in the areaAttracts new businesses to the area

Encourages business owners to share ideas and information

Stimulates the economyProtects property values

Promotes business to business networking

Project Number 9: Unified Mailbox Program




the Pisgah of West ChesterCorridor


Description: Provide and have ODOT install new decorative mailboxes that promotes the Pisgah of

West Chester co-brand with reflective safety numbers in mass as part of the ODOT road

improvements.

Because U.S. Route 42 right of way is controlled by ODOT, few unifying or decorative elements such

as large attractive boulevard signs or large gateway signage used elsewhere in the township are


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permitted. However mailboxes are one of the few structures that are permitted in the road right of way

by ODOT. We now have a rare, onetime opportunity to have ODOT install new decorative mailboxesas part of the U.S. Route 42 road improvement project. As part of these road improvements, ODOT

has the responsibility to replace the poles of all mailboxes and provide the installation at no charge to

the township or property owners. All that is required to leverage this opportunity into a unifyingdecorative element is to provide ODOT with the decorative mailboxes.

Advantages:Eliminates one of the more unsightly aspects of the corridor

One of the few decorative elements allowed in the ODOT road right of way

Low cost project with high visual impact when done in mass

Provides a unifying decorative elementReflective address numbers aid first responders

ODOT is already providing new posts and hardware and labor to install

Creates a strong sense of community

Promotes the new Pisgah of WestChester Image and Co-brandCreates a unique unified district and identity

Property owners would be able to opt out of the program

Project Number 10: Tree Planting Program


Referenced Criteria: Criteria 1: Improve Appearance of the Pisgah of West ChesterCorridor, Criteria 3: Givethe Pisgah of West ChesterCorridor a Unified Identity, Criteria 4: Create a Strong Sense of Community, Criteria



Description: Work with local corridor nurseries, WC42C and property owners to select a floweringtree and shrub standard along the corridor to become the signature of the corridors garden district. Theplantings should be carried out by the township and be consistent with ODOT and utility company

regulations. Participation by property owners should be voluntary.


Provides a unifying decorative element and Improves appearance

Identifies Pisgah of West Chesteras a unique garden districtCreates a strong sense of community and pride

Unifies the corridor as a whole instead of a group of individual identities

Represents the physical embodiment of the garden district concept


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Project Number 11: Flags and Banners





Description: Install Pisgah of West Chesterbanners and flags to promote the Pisgah of West Chester

co-brand.


Provides a unifying decorative element

Improves appearanceIdentifies Pisgah as a part of West Chester

Leverages the West Chester brand

Identifies Pisgah of West Chesteras a unique districtCreates a strong sense of community

Project Number 12: Central Gathering Place

Implementation Date: 2010

Referenced Criteria: Criteria 3: Give the Pisgah of West Chester Corridor a Unified Identity, Criteria 4:Create a Strong Sense of Community, Criteria 5: Develop Multi-modal Connectivity, Criteria 6: Promote and

Stimulate the Pisgah of West ChesterCorridor

Documentation:A Vision for West Chester in 2025; West Chester University Expert Presentations;


Description: According to the townships West Chester UniversityExpert Presentations, having a central gathering place is important to

revitalizing the Pisgah area by creating a unique district. As such, thetownship should maintain part of the existing rented space as a

central gathering place and also to house smaller community groups

that would not be appropriate when the larger library building isrepurposed. Doing so would ensure that some social services would

stay in Pisgah as a vital draw to the community and fill the void

created when Partners in Prime relocates. A significant portion of

our tax dollars has supported the facility for Partners in Prime andthese tax dollars should stay in and continue to support the Pisgah of

West Chester business district. WC42C would not need to be the

primary occupant of the rented facility.

Having a central gathering place builds a strong sense of community, providing business owners,

residents and organizations a place to go and build relationships within their community. A unique

public space in Pisgah of West Chester would create a focal point for the corridor and provide thedistrict an opportunity to display its identity and historic pride.


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Advantages:

Continues the townships current financial support in Pisgah of West ChesterUnifies the district by creating a unique sense of place and community

Provides space for smaller West Chester Township groups

Maintains social services in Pisgah of West Chesteras a vital drawHelps stimulate the Pisgah of West Chester economy by bringing people to the corridor for

events.Drives regional traffic to the corridor to improve the economyImproves quality of life

Provides a gathering space for community events

Provides a place to promote hometown commerce

Provides a place to highlight community history and assetsProvides a gathering space for social organizations within the corridor

Creates a unique public space centrally located in the corridor

Creates a place that identifies the community

Builds a strong sense of communityPromotes strong social image

Project Number 13: Parks and Playgrounds

Implementation Date: December 2010

Referenced Criteria: Criteria 4: Create a Strong Sense of Community, Criteria 5: Develop Multi-modalConnectivity, Criteria 6: Promote and Stimulate the Pisgah of West ChesterCorridor

Documentation:A Vision for West Chester in 2025; West Chester University Expert Presentations,


Description: The Township forms a task force to work with WC42C to identify and acquire parks and

playgrounds in Pisgah of West Chesteras prioritized in A Vision for West Chester in 2025. Create a

primary park and playground within the corridor that is easily accessible to local residents. Ensure safeaccess for pedestrians. Provide ample parking. Ensure a secure environment so people feel safe usingthe area. Provide unique activities to draw people from outside the corridor.

A primary park and playground within the Pisgah of West Chestercorridor will provide a tremendous

asset to the community. Parks and playgrounds generally provide a place for local residents to gatherwith their families and friends, building a strong sense of community. Providing such a key amenity

demonstrates that Pisgah of West Chester is a family friendly place, a place where families want to

raise their children.

Advantages:

Maintains township facilities in Pisgah of West Chesteras a vital drawDrives neighborhood traffic to the corridor to improve the economy

Drives regional traffic to the corridor to improve the economy

Unifies the district by creating a unique sense of place and community

Improves health, vitality and quality of lifeImproves corridor aesthetics

Promotes a family friendly image

Fulfills a Criteria ofA Vision for West Chester in 2025


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CONCLUSION

Together, the West Chester 42 Citizens and West Chester Township have createdA Plan forPisgah ofWest Chester, which has been enthusiastically endorsed by the corridors property owners. With

support of the township, property owners and tenants, we are excited that this planwill establish that

Pisgah Is Open for Business and a whole lot more!

SOURCES

A Plan for Pisgah of West review by Scott Bullock, Senior Attorney, Institute for Justice on 1/11/2010

ODOT U.S. Route 42 Safety Study

A Vision for West Chester in 2025

National Register of Historic Places 03001100

Chamber History https://www.westchesterchamberalliance.com/index.php?page=ChamberHistory

#44 Preservation Brief-The Use of Awning on Historic Buildings- Repair, Replacement, & New Design

http://www.nps.gov/history/hps/TPS/briefs/brief44.htm

Development Without Eminent Domainhttp://www.castlecoalition.org/pdf/publications/Perspectives-

Pringle.pdf


2012 Vision and Implementation Strategies

West Chester Township Comprehensive Land Use Plan

West Chester University Expert Presentations

OKI Strategic Regional Policy

WC42C Poll results

Miami 2 Miami PlanODOT Access Management Manual

West Chester Township Connections
https://www.westchesterchamberalliance.com/index.php?page=ChamberHistoryhttp://www.nps.gov/history/hps/TPS/briefs/brief44.htmhttp://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdfhttp://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdfhttp://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdfhttp://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdfhttp://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdfhttp://www.nps.gov/history/hps/TPS/briefs/brief44.htmhttps://www.westchesterchamberalliance.com/index.php?page=ChamberHistory

pisgah of west chester

Documents