Hatfield Borough Revitalization Plan

Transcription

HATFIELD BOROUGH
Prepared for:
Hatfield Borough
Montgomery County
Prepare by:
Simone Collins Landscape Architecture
511 Old Lancaster Road
Berwyn, PA 19003
phone (610) 889-0348 fax (610) 889-7521
www.simonecollins.com
and
Urban Partners
829 Spruce Street, Suite #204
Philadelphia, PA 19107
This plan was financed in part by:
Hatfield Borough
and
Montgomery County through the Montgomery County Community Revitalization Program
1
Acknowledgements
Hatfield Borough Revitalization Task Force
Robert L. Kaler, III
Borough Mayor
Kenneth V. Farrall
Borough Council
Lawrence G. Stevens
Borough Council
Fred Leister
Hatfield Borough Public
Works
Richard Ludwig
Ludwig Engineering Co.
Anne Leavitt-Gruberger Montgomery County
Planning Commission
Micheal DeFinis
Hatfield Borough
Manager
Glenn Snyder
Hatfield Borough Planning Commission
Hatfield Borough Council
John Weierman, President
Kenneth V. Farrall, Vice President
Bryan Moyer
Lawrence G. Stevens
John Kroesser
Hatfield Borough Mayor
Robert L. Kaler, III
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HATFIELD BOROUGH
Contents
1.
Introduction
5
Vision and Goals
5
1.1
Revitalization Trends
7
1.2
Community Input
8
1.3
Montgomery County Revitalization Program
8
1.4
Summary of Relevant Planning Documents
9
2.
Existing Conditions Analysis 15
2.1
Land Use Patterns
15
2.2
Economic Development
19
2.3
Housing
41
2.5
Community Infrastructure
43
2.6
Public Safety
48
3.
Recommendations
3.1
Modify Zoning Regulations to Encourage
Development and Expansion
53
3.2
Promote Infill and Reuse Opportunities
60
3.3
Increase and Diversify the
Borough’s Retail Supply
63
Make Physical Improvements that
Enhance the Business Environment
67
Establish Financial Incentives to
Assist Business Growth
71
3.6
Market the Borough
73
3.7
Provide incentives to enhance residences
76
4.
Implementation
79
4.1
Potential Funding Sources
81
4.2
Conclusion
89
Appendices
91
3.4
3.5
53
3
List of Figures
Map 1.
Map 2.
Map 3.
Map 4.
Map 5.
Map 6.
Map 7.
Map 8.
Map 9.
Map 10.
Map 11.
Map 12.
Map 13.
Map 14.
Regional Location
Land Use Patterns
Hatfield Borough Core Commercial Area.
Doylestown Borough Core Commercial Area
Hatfield 3-Mile Radius Trade Area
Doylestown 3-Mile Radius Trade Area
Annual Average Daily Trips
Percent Truck Traffic
Truck Trips
Transportation
Open Space
Natural Features
Proposed Zoning
Potential Reuse &
Redevelopment Opportunities
Map 15. Streetscape Improvement Areas
5
16
24
24
25
25
43
43
43
44
46
47
55
61
68
Table 1. Retail Business Inventory Hatfield Core Commercial Area
26
Table 2. Retail Business Inventory Doylestown Core Commercial Area
28
Table 3. Retail Supply in the Core
Commercial Areas
30
Table 4. Total Population Hatfield and Doylestown Trade Areas
30
Table 5. Total Income Hatfield and Doylestown Trade Areas
30
Table 6. Estimated Retail Store Purchases Hatfield Trade Area & Doylestown
Core Commercial Area
32
Table 7. New Store Space Potential - Hatfield Core Area 35
Table 8. Key Retail Targets - Hatfield Core Area
36
Table 9. Housing Units
41
Table 10. Housing Occupancy Status
41
Table 11. Housing Tenure Status
42
Table 12. Residential Building Permits Issued
42
Table 13. Total Population
49
Table 14. Forecasted Population
49
Table 15. Population by Race in Hatfield Borough
49
Table 16. Employment Status
50
Table 17. Educational Attainment
50
Table 18. Per Capita Income
51
Table 19. Poverty Status
51
Table 20. Estimate of Probable Streetscape Costs
68
Table 21. Estimate of Probable Streetscape Costs
by Phase
68
Table 22 Implementation
79
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HATFIELD BOROUGH
Map 1 Regional Location
1. Introduction
Hatfield Borough is located in north-central Montgomery
County roughly three miles north of the Lansdale Interchange
of the Northeast Extension and about 30 miles north of center
city Philadelphia. The Borough is just over 400 acres (0.63
square miles) in area and is completely surrounded by Hatfield Township. The Borough is a traditional small town with a
healthy mix of residential, commercial, and industrial uses.
The Hatfield Borough Revitalization Plan provides a strategic
economic development program to make the Borough a more
vibrant, livable, and attractive place to work, live, and visit.
This plan documents existing market, socio-demographic,
and physical conditions and establishes baseline conditions.
Plan recommendations are aimed at achieving the Revitalization Goals developed by the Hatfield Borough Revitalization
Task Force.
Revitalization efforts in Hatfield Borough are guided by the
Location of Hatfield Borough within the Philadelphia
Region
following Vision and Goals.
Vision and Goals
Hatfield Borough will build upon its traditional qualities by
providing an attractive balance of retail, office, industrial, and
residential uses that help serve the employment, shopping,
quality of life, and recreational needs of residents. The Borough envisions a Core Commercial Area that is a pedestrian
friendly, tree lined area where residents and visitors can walk,
shop, and meet. Residential neighborhoods will continue to
provide a mix of housing options, excellent walkability, and
safe connections to the Core Commercial Area. Commercial
and industrial businesses will build upon and continue to provide quality jobs to residents.
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To achieve this Vision, the Hatfield Borough Revitalization
Task Force developed the following nine Goals:
1. Attract new commercial enterprises to the Borough especially to the Core Commercial Area.
2. Assist existing businesses to remain viable and/or to expand.
3. Increase the density of the Core Commercial Area by promoting infill development.
4. Provide parking to support the village core area.
5. Enhance the pedestrian environment, by:
•
Minimizing the impact of truck traffic;
•
Continuing streetscape improvements; and,
•
Improving building facades.
6. Improve pedestrian connections to the Core Commercial
Area from residential areas of the Borough.
7. Promote parcel assemblage, redevelopment and/or adaptive reuse, especially in the Core Commercial Area.
8. Increase home ownership and promote the de-conversion
of multi-family units back to single-family residences.
9. Encourage storefront retail shops for existing area businesses that are currently wholesale enterprises.
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HATFIELD BOROUGH
1.1 Revitalization Trends
Over the past decade, revitalization of the Borough has been
guided by the Hatfield Economic Revitalization Committee,
(HERC), which was created by Borough Council in 2000 to act
as an advisor on matters of economic revitalization and development. In recent years, the HERC has been implemented
recommendations of the Borough’s 2001 Revitalization Plan,
including the installation of streetscape improvements and
management of the Design Challenge Grant Program for
Storefront Façade Improvements.
Streetscape improvements have been very successful and
have increased walkability and created a more distinct commercial center. Improvements include new pedestrian scale
lighting, paving, curb cuts, tree planting, patterned pedestrian
crosswalks, and trash receptacles.
The Hatfield Automobile Museum on Lincoln Avenue
will open in 2009.
The façade program has helped six properties improve building exteriors. These include:
•
21 Lincoln Avenue - Professional Building
•
25 W. Broad Street - Grace Lutheran Church (landscaping)
•
11 N Market Street - Woodburners
•
76 E. Broad - Trolley Stop
•
23 S. Main Street - Franconia Auto (landscaping)
•
153 Penn Avenue - Schlosser Steel Buildings
Crystal Rose Catering at 56 East Broad Street was approved
for improvements during the writing of this plan.
This plan focuses on business retention, expansion, and recruitment. Improvements to physical conditions are still important, but there is a clear need to generate additional business
activity. This will be accomplished by identifying business opportunities within the Borough’s market area, recruiting businesses, and identifying infill or redevelopment opportunities.
Additional support for business will be made by adjusting the
regulatory conditions within commercial districts and marketing the Borough as a retail, business and commercial destination.
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1.2 Community Input
The Hatfield Borough Revitalization Task Force guided the
Schedule of Meetings
Tues 1/13
Task Force Meeting 1 – Kick off
Wed 1/28
Task Force Meeting 2 - Programming / Information Gathering
Wed 2/11
Public Meeting 1 – Goal Setting,
Existing Conditions, Programing
Wed 2/25
Task Force Meeting 3 – Revitalization Concepts
Thurs 3/12
Task Force Meeting 4 – Preview
Draft Plan
outs, and other materials are provided in Appendix A.
Wed 3/25
Task Force Meeting 5 – Finalize recommendations and the revitalization
strategy.
Input from the Hatfield Borough business community was ob-
Wed 4/8
Public Meeting 2 – Draft Plan and
Prioritization
surveys are presented in Section 2.1. Additional information
Thurs 4/23
Task Force Meeting 6 – Finalize Plan
about traffic and crime was obtained from the Hatfield Police
Wed 5/13
Public Meeting 3 - Presentation of
the Final Plan
writing of this plan and its recommendations. The Task Force
consists of nine members who live and or work in the Borough
and includes elected officials, Borough staff, representatives
from the Hatfield Chamber of Commerce, and business owners. The group met every two weeks during the course of this
study for a total of nine meetings. Three meetings were public
and held at the Hatfield Voluntary Fire Station. A synopsis of
the meetings is noted on this page. Detailed agendas, hand-
tained from a series of in-person surveys. Results from the
Department and is summarized in Section 2.3.
1.3 Montgomery County Revitalization Program
The Hatfield Borough Revitalization Plan is funded in part by
the Montgomery County Community Revitalization Program
(CRP) and uses the program’s planning guidelines, which require:
•
A background summary that addresses economic development, housing, infrastructure, and public safety;
•
A statement of goals and vision; and
•
An action plan that contains a list of actions, priorities,
costs, responsibilities, and potential funding sources.
Conformance with the CRP guidelines is critical to the Borough’s revitalization efforts and will help the Borough to qualify for continued funding though the program. Hatfield Borough
is currently eligible for $452,100 per year in CRP funding. The
Borough must provide a 20% match to any funds received for
implementation.
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Montgomery County funds awarded to Hatfield Borough under the CRP
2001
Broad St. Streetscape Improvements
Main St. Streetscape Improvements
2002
Streetscape Improvements
$183,103
$98,775
$90,000
2004
Main & Broad. Streetscape Improvements $136,600
2006
Trolley Stop Parking Lot
Streetscape Tree Extension
$252,000
$100,000
2007
Facade Improvement Grant Program
Liberty Bell Plaza and Pedestrian way
$18,000
$72,000
2008
Liberty Trolley Parking Lot Phase II
$56,000
Total
$1,006,478
HATFIELD BOROUGH
1.4 Summary of Relevant Planning Documents
Existing and on-going planning documents that support the
development of the Hatfield Borough Revitalization Plan include:
2009 Traffic Calming Feasibility Study;
2009 Township/Borough Greenways & Trails Network
Master Plan;
2006 Hatfield Borough & Hatfield Township Open Space
Plan;
2004 Shaping Our Future: A Comprehensive Plan for
Montgomery County;
2002 Visual Streambank Assessment;
2002 Liberty Bell Trail Feasibility Study;
2000 Hatfield Borough Revitalization Plan and Market
Study; and
1994 Hatfield Borough Comprehensive Plan.
2009 Traffic Calming Feasibility Study
McMahon Associates, Inc. prepared a Traffic Calming Feasibility Study and design analysis of traffic calming measures
for roadways throughout the Borough. The study evaluates
alternative traffic calming measures to slow traffic within the
borough, reduce cut through maneuvers and increase pedestrian safety.
The study recommends a number of actions that support the
Revitalization Plan. An initial phase calls for the installation
of gateway treatments and decorative “Welcome to Hatfield
Borough” signage at entrances into the Borough. The second
phase calls for traffic calming measures along Union Street,
Market Street and Towamencin Avenue.
2009 Township/Borough Greenways & Trails Network
Master Plan
This Township/Borough Greenways & Trails Network Master
9
Plan, prepared by Simone Collins, identifies a series of potential paths, sidewalks, bike routes, and other trails to be developed in Hatfield Township and Borough. Major projects within
the Borough include the following trails:
• Hatfield Elementary School Spur
This proposed bicycle/pedestrian route will connect the
Towamencin Avenue Spur with the Hatfield Elementary
School along Wayne Avenue and West School Street.
Sidewalks exist on both sides of these roadways for its
entire distance. Proposed improvements include route
signage and crosswalk improvements for the on-road facility plus the multiuse trail section.
• Towamencin Avenue Trail
This proposed trail would continue the Forty Foot Road
Bike Trail into Hatfield Borough to make a connection to
the Liberty Bell Trail by way of sidewalk and share-theroad opportunities along Towamencin Avenue. Sidewalks
exist on both sides of the roadway for its entire distance.
2006 Hatfield Borough & Hatfield Township Open Space
Plan
The Hatfield Borough & Hatfield Township Open Space Plan
creates a framework for establishing new open spaces for
public use that will increase the quality of life and provide additional passive and active recreation opportunities for Township and Borough residents. Goals and objectives established
include Township and Borough identification, historic preservation, land use, recreation, and connectivity. Key multi-municipal recommendations of the plan include the following:
•
Continue joint trail planning efforts such as the design
and construction of Liberty Bell Trail and Chestnut
Street Trail;
•
Create a Multi-Municipal Bicycle and Pedestrian Trails
Master Plan;
•
Create a Multi-Municipal Park and Recreation Master
Plan;
•
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Develop park capital improvements
including dog
HATFIELD BOROUGH
parks, skate parks, active use parks, and a street
hockey rink;
•
Create multi-municipal gateways;
•
Create a multi-municipal tree nursery/street tree
planting program; and,
•
Consider implementing historic preservation options.
2004 Shaping Our Future: A Comprehensive Plan for
Montgomery County
Shaping Our Future identities Hatfield Borough as a downtown developed village and offers a series of recommendations including attracting and keeping businesses, improving
downtown image, and adopting appropriate zoning. The Future Land Use map designates the Borough as having town
residential, town center, and suburban residential areas. The
prescribed uses for these areas are as follows:
Town Center
•
Traditional downtown retail and mixed-use buildings
•
Traditional downtown offices, residences, and institutions
•
Entertainment uses
•
High-density residential development next to traditional downtown areas
Town Residential
•
Multifamily, townhouses, twins, and small lot singlefamily detached homes
•
Institutions
•
Secondary uses might include limited supporting retail and office uses
Suburban Residential Areas
•
Single-family detached homes
•
Less dense multifamily and single-family attached
uses
•
Institutional uses
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2002 Visual Streambank Assessment
The Visual Streambank Assessment reports on the conditions
of the many branches of creeks that make up the headwaters
of the Neshaminy and Schuylkill Watersheds in Hatfield Township and Borough. The report includes maps and pictures of
each creek along with a description and recommendations for
each specific section. Recommendations include:
•
Discontinue the practice of mowing riparian buffer areas and stream bank edges;
•
Remove invasive plants;
•
Replant the riparian buffer area with native plants;
•
Physically mark municipal open space and park property lines;
•
Use the Best Management Practice (BMP) ordinance;
•
Work with the Hatfield Township and Borough Sewer
Authority to mow less often and mow a narrower area
along sewer line easements; and
•
Educate the public on why these recommendations
are important.
2002 Liberty Bell Trail Feasibility Study
Liberty Bell Trail Feasibility Study evaluates the feasibility of
developing a trail along the former Liberty Bell Trolley route ,
which runs through Montgomery and Bucks Counties. The
purpose of the Liberty Bell Trail segment of the project is to:
•
Assist Hatfield Township and Borough in determining
the status of public and private right-of-ways along
the trail;
•
Identify limitations to the previously proposed trail
alignment; and
•
Map out an official route and corridor for the remaining section of the trail to be constructed.
2000 Hatfield Borough Revitalization Plan and Market
Study
The Hatfield Borough Revitalization Plan and Market Study
provides a framework of actions and goals needed to realize
development opportunities and efforts that are consistent with
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Hatfield Borough
HATFIELD BOROUGH
the needs and attributes of the Borough. The plan suggests
that the Borough accomplish certain goals:
•
Attract new commercial businesses to the Central
Business District;
•
Assist businesses with intended expansion plans;
•
Increase regional awareness and improve attractiveness of the Borough by making streetscape improvements;
•
Reduce vehicular impacts to the Borough by implementing traffic control measures;
•
Target vacant properties for reuse by new businesses;
•
Pursue heritage tourism by capitalizing on the history
of the railroad and Cowpath Road that travel through
the Borough; and,
•
Promote the increase of home ownership by converting multi-use units into single-family units.
The study found that commercial and residential conditions
need to be improved in the Borough. The areas where the
most improvement is needed include the reuse of old buildings/sites, new traffic patterns, additional stores and parking,
and streetscape and building façade improvements. The Borough’s parks could be used for community festivals and gatherings or for farmers’ markets or antique shows.
1994 Hatfield Borough Comprehensive Plan
The Hatfield Borough Comprehensive Plan was prepared as
an update to the comprehensive plan completed for the Borough in 1970 and creates a new vision for the future. Goals
included in the report are:
•
Pursue acquisition of land for a central community
park;
•
Use the old trolley right-of-way for a pedestrian trail
(Liberty Bell Trail);
•
Coordinate with Hatfield Township to provide combined recreation facilities and programs;
•
Reuse of the historic firehouse/jail on Cherry Street
for a historical museum; and
•
Improve problem streets and intersections.
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These plans show the new Borough parking area and plaza near the Trolley Stop Restaurant (under construction
at the writing of this Plan) and a proposed development for 8 Market Street.
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HATFIELD BOROUGH
“Among the business enterprises are the stores of
Milton Gehman, C. J. Buckley, the grocery of D. L. O.
Kulp, the clothing factory of Jacob Crouthamel, Snyder’s two hay presses, mills and feed houses, Fretz’s
tin shop, Zepp’s Bakery, Appenzeller’s blacksmith
shop, Kulp’s wheelwright shop, the Hatfield Invincible
[the local newspaper] printing office, two physicians,
Albright and Cope, prescribe for and visit patients,
and a public schoolhouse affords the educational
advantages. The Christ Brethren Church on the FortyFoot road and the newly erected Evangelical Church
on the Cowpath afford convenient religious places for
public worship.”
An 1896 account of Hatfield Village
2. Existing Conditions
Analysis
Hatfield Borough is a traditional small town that developed
during the late nineteenth century around the Pennsylvania
Railroad Company’s commuter service between Philadelphia
and Bethlehem. It has a stable residential population, good
industrial businesses, some small professional offices, and a
handful of retail shops and restaurants. The Borough has a
distinct Core Commercial Area, commercial transition areas
along its major roadways, scattered industrial uses, and residential neighborhoods. Each of these is described below.
2.1 Land Use Patterns
Core Commercial Area
The Core Commercial Area includes the lands adjacent to the
triangular block formed by the intersections of Lincoln Avenue
and East Broad and South Main Streets. The area has the
highest concentration of retail stores in the Borough including
restaurants, beauty salons, and various other retailers. Restaurants include Habaneros and Doyles. The Trolley Stop is a
limited service restaurant located on East Broad with parking
accessed from Lincoln Avenue. Hatfield Borough is developing a new parking area and plaza on Lincoln Avenue adjacent
Old Detwiler’s store at Broad and Market streets, in
1908
to the Trolley Stop. There is more than enough parking, both
on and off-street, to meet the needs of existing retailers and
their customers.
The Core Commercial Area also contains a number of professional offices, automotive, and residential uses. Professional
offices include Ludwig Engineering, various businesses at the
Hanson Business Center and the 21 East Lincoln Professional Center (Trouser Factory), and KCBA Architects.
The Core Commercial District is the dominant zoning district in
the area. The district supports mixed-use developments, pro-
15
Map 2 Land Use Patterns
16
HATFIELD BOROUGH
vides some design guidelines, and has a fee-in-lieu-of parking
standard that permits applicants to provide parking off site.
Some permitted uses in the district do not support the intent
of the Core Commercial Area. For example, single-family detached houses and parking lots are allowed as primary uses.
The bulk and area requirements do not adequately reinforce
the village character. Also, the design guidelines do not provide sufficient detail to ensure the type and character of desired development.
Commercial Transition Areas
The Transition Areas to the Core Commercial Area on South
Main, West Broad, and Union Streets are traditional residential
areas with commercial businesses intermixed. These areas
do not present a unified land use appearance either as residential or commercial and are slowly transitioning from residential to commercial office. Most structures in these areas
were built as single-family attached and detached units, many
of which are now used for rental apartments, retail, and small
business uses. Situated on the Borough’s collector roads, the
Transition Areas are appropriate for commercial use. These
roads also serve as a gateway to the Core Commercial Area.
Land use on South Main Street is governed by the R-3 District
and Commercial District. The permitted uses in the Commercial District support commercial uses but also allow ground
There are a number of commercial businesses on
South Main Street that are in converted residences
floor and detached residential uses, which do not support traditional commercial districts. The R-3 District allows commercial uses only by special exception. Bulk and area standards
in both districts are rigid and do not adequately reinforce typical commercial street frontages. Neither district provides design guidelines.
West Broad and Union Streets are largely governed by the
R-2 District, which does not permit any commercial uses despite the presence of several commercial businesses in the
district. The restriction of these areas to mostly residential
uses clearly does not support future growth of existing businesses or lend itself to attracting new commercial users.
17
Industrial
The Borough has thriving light industrial uses including Brooks
Instruments and Didden’s Greenhouse. These uses are generally spread out across the Borough and can be found in just
about every zoning district. These uses provide important tax
ratables and jobs for the Borough, however, they do not generally contribute to the Borough’s retail environment.
Housing
Brooks Instruments is one of the Borough’s important
industrial uses.
Residential areas of Hatfield Borough provide a mix of housing types. The Borough has a number of multi-family apartments, including Heritage Village, as well as single-family residences. Heather Meadows is a new residential development
located on the southwestern area of the Borough. Most residential neighborhoods are quiet areas with sidewalks and tree
lined streets. Overall, residential areas are in good condition.
There is a high percentage of rental units in the Borough which
may lead to some issues associated with absentee landlords,
mostly related to property maintenance. A detailed analysis of
housing is provided in Section 2.3.
A mix of old and new housing is available in Hatfield
Borough.
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HATFIELD BOROUGH
2.2 Economic Development
Survey of Retail Businesses
During February of 2009, Urban Partners conducted in-store
interviews with approximately 15 retail and non-retail businesses within the Borough of Hatfield to gather qualitative information about the nature of their businesses, recent trends,
and observations about the retail environment. The interviewees were distributed throughout the study area and across
different retail category types. See Appendix B for the survey
instruments.
Retail businesses selected for interviews represent a wide
variety of retailers.
Several community-serving retail and
service businesses were interviewed, including a deli, several restaurants, a specialty home furnishings store, and two
salons. In addition, non-retail businesses were interviewed,
including an auto repair shop, catering business, and several
industrial businesses.
General Information
Almost half of the interviewed businesses said they have
been at their current location for 10 years or more. Four of the
surveyed businesses have been there for 20 years or more,
including one for 95 years, indicating a relatively stable collection of businesses within the study area. The Borough contains a significant number of smaller independent businesses,
and just one national chain. None of the businesses have
another store or additional location.
The interviewed study area businesses employ a fairly small
number of employees, particularly the retail businesses, with
a total number of employees ranging from two to 24 workers. The non-retail and industrial businesses have several
Numerous retail and office commercial businesses
are located in Hatfield Borough.
more workers, reaching up to 64 employees. Another has 50
employees. Of the retailers who were surveyed, 38 percent
said they own their properties and 62 percent lease their re-
19
tail space. Among non-retailers, the ownership rate is much
higher; 80 percent own their properties.
Hours of Operation
More than half of the retail respondents (or 63 percent) open
their businesses by 10 am most days. These are mainly restaurants. Two of the restaurants interviewed open at 11 am
and stay open until 11 pm and 2 am respectively. About 63
percent of the interviewed retail businesses are open every
day. The remaining businesses are closed on Sundays, with
the salons closed on Mondays as well. When asked about
their busiest times of operation, about half indicated weekends as the busiest, while the other half reported weekdays.
Other retailers (mostly restauranteurs) also mentioned evenings or lunch hour. Summer seems to be the busiest season
for Hatfield retailers.
Customer Base
The vast majority of Hatfield retailers reported they tended
to serve a mix of customers from a range of age groups and
economic backgrounds. Hatfield businesses tend to draw
mostly from adjacent municipalities, with the rest coming from
either a few blocks away or other parts of the county. Restauranteurs mention that lunch customers are usually very local,
while dinner can attract clientele from all over the area. Half
of the retailers reported that at least 50 percent of their customers come from surrounding communities, and all reported
that 10-20 percent of their customers come from within the
Borough. About 20 percent of the businesses reported that
more than half of their clientele come from the surrounding
five blocks. Two retailers mentioned that some of their customers come from Philadelphia, and three mentioned other
parts of the region as being customers’ origins.
Modes of Transportation
Although the Borough is a pedestrian-oriented community, its
suburban location requires the customer base of almost all of
the businesses to drive. Over 60 percent of the retailers re-
20
Streetscape improvements on Lincoln Avenue in front
of Habaneros Restaurant
HATFIELD BOROUGH
ported that all of their customers arrive by car. However, three
retailers mentioned that a small portion of their customers – 5
to 10 percent - walk to their businesses, and another business
reported that 5 percent arrive on bicycle. This number will
likely grow as the Liberty Bell Trail increases in popularity.
Sales Trends and Space Needs
Not surprisingly, the current state of the economy has impacted Hatfield’s business community. Of the retailers interviewed, more than half reported a decline in sales trends,
while one business reported activity being fairly constant.
Surprisingly, a fourth of the retailers reported growing sales
trends. These businesses tend to be more specialized in nature and draw clientele from a greater area, which helps drive
up business. About 27 percent of the respondents reported
increasing sales over the past year, while a third said sales
were decreasing, and 39 percent said sales were steady. Of
all the retailers surveyed, none expressed plans to expand
their businesses in the near future. The non-retail businesses
in Hatfield appear to be fairing better. Of those businesses,
40 percent reported an increase in sales, and another 40
percent reported business as being constant. One business
even plans to expand.
Positive and Negative Impacts on Business
When asked whether any recent changes in the surrounding
area have had a positive impact on business, about half of
the business responded no. However, of those that did report on positive changes, comments included snow removal,
improved walking traffic due to sidewalk renovations, helpful Borough officials and police, new housing being good for
business, and plans for the Borough are encouraging.
When asked whether any recent changes in the surrounding area have had a negative impact on business, only four
responded no. A common complaint was lost business due to
East Broad Street
the Lincoln Avenue bridge replacement (a temporary condition). Other comments include too many trucks driving through
21
the center of town and flooding on Broad Street and Lincoln
Avenue along Neshaminy Creek during major storms.
Although all retailers mentioned that the majority of their customers drive, parking does not appear to be an issue. All
except for two retailers interviewed said that parking was adequate for customers, whether on the street or in an open
lot. Non-retail businesses reported greater difficulties with
parking due to a shortage of off-street parking space for their
employees and clients at their building or facility.
Suggested Improvements
Businesses were asked about whether they thought specific activities would help improve business. Almost all cited
suggestions for improvements. These include holding more
events in the Borough to attract more people to the businesses, encouraging physical improvements to buildings to improve appearance, adding more parking, and bringing more
complimentary businesses and retailers to the Borough (such
as a coffee shop and office supply store).
Other sugges-
tions include installing wayfinding signage, dealing with loitering teens that may intimidate customers, dealing with the
high percentage of rental units in the Borough, and pursuing
shared off-street parking among businesses that have opposite hours.
22
HATFIELD BOROUGH
Retail Market Analysis
The Borough of Hatfield is located in a dynamic part of the
Philadelphia region. While the Borough has a long history, it
is surrounded by relatively new development that has drawn
much of its once lively commercial activity out of the community. To mitigate this trend, the Borough desires to return
commercial activity, particularly retail business, to the center
of its community while supporting its large number of industrial businesses that have been faithful and active members of
the community for decades.
The market analysis of the Hatfield Borough Revitalization
Plan examines potential business development opportunities
for the Borough with a focus on enhancing and reinvigorating
the traditional Core Commercial Area. The analysis is intendSantuccis is in a relatively new commercial development on South Main Street.
ed for use in identifying opportunities for the further development of retailing in the core area based on the capture of area
residents’ retail purchases. Using demographic trends and
forecasts, the market analysis identifies the dynamics of the
Hatfield area retail market and provides recommendations for
serving the needs of current and future proprietors and residents alike as part of a comprehensive revitalization strategy.
Retail Trade Area
As part of the goal-setting process for the Hatfield Borough
Revitalization Plan, the project task force indicated an interest
in attracting to the Core Commercial Area new businesses
similar to those found in the Borough of Doylestown. As a
result, and recognizing that Doylestown is a favorable model
community for Hatfield in terms of size, scale, and business
mix, we developed the retail market analysis methodology
around this comparison.
The Core Commercial Area of Hatfield is an approximately two
square-block area bound by East Broad Street, Main Street,
Lincoln Avenue, and Market Street (see Map 3).
23
Map 3 Hatfield Borough Core Commercial Area
Map 4 Doylestown Borough Core Commercial Area
24
HATFIELD BOROUGH
For comparison purposes with Doylestown, we identified a
similar two-block area in the center of the Borough bound by
West Court Street, South Main Street, West Oakland Avenue,
and South Clinton Street (see Map 4).
While the Hatfield Borough Core Commercial Area consists
of the aforementioned geographic location, we examined a
much larger trade area covering approximately a 3-mile radius
around the Borough. This includes the entire municipalities
of Hatfield Borough, Hatfield Township, Lansdale Borough,
Souderton Borough, and Telford Borough, as well as portions
of Montgomery Township, Franconia Township, Towamencin
Township, Hilltown Township, and New Britain Township (see
Map 5).
For the comparison to the Doylestown core commercial area,
Map 5 Hatfield 3-Mile Radius Trade Area (approximate)
we examined a similar 3-mile radius trade area including the
entire municipalities of Doylestown Borough, Doylestown
Township, and New Britain Borough, as well as portions of
Buckingham Township, Plumstead Township, and New Britain
Township (see Map 6).
In estimating the potential for expansion of retail businesses
within the Hatfield Core Commercial Area, we are primarily
concerned with understanding the purchasing characteristics
of residents living within these broader retail trading areas.
A key development strategy centers on adding new retail to
capture more trade area residents’ purchases.
Retail Supply
To identify and characterize shopping opportunities available
to trade area residents, Urban Partners completed an inventory of all retail business establishments located within each
of the core commercial areas of Hatfield and Doylestown, and
examined the nature of retail businesses in each of the 3-mile
Map 6 Doylestown 3-Mile Radius Trade Area
(approximate)
trade areas (see Tables 1 and 2). The results of the inventories are described by retail type, location, and size of the
business. Inventories of all Borough retail businesses (out-
25
side the Core Commercial Area) and non-retail businesses
are included as Appendix C.
This study focuses chiefly on retail stores engaged in selling
merchandise for personal and/or household consumption and
on establishments that render services incidental to the sale
of these goods. Selected service establishments are also included, especially those businesses primarily providing personal services to individuals and households, such as hair
and nail salons and laundry and dry cleaning establishments.
All retail establishments in the area are classified by type
of business according to the principal lines of merchandise
sold, the usual trade designation, estimated square footage,
and level of sales. All establishments are classified according to the numeric system established for both government
and industry practice – the NAICS. Banks and other financial
establishments are excluded from this assessment because
banking activities – deposits, loans, etc. – cannot be added to
sales volume data for other types of retail establishments.
The term “retail store sales” in this analysis includes sales by
establishments that are normally found in pedestrian-oriented
retail shopping areas. This definition excludes the sales of
automobile dealerships and repair facilities, service stations,
Table 1. Retail Business Inventory - Hatfield Core Commercial Area
Business Name
Number
7-Eleven
304
Sushi House
36
Habaneros’ Mexican Restaurant
Doyle’s Restaurant
Trolley Stop Deli
Dir.
Street
Type of Business
~SF
Union Street
Convenience
3,000
E
Lincoln Avenue
Full Service Restaurants
1,700
42
E
Lincoln Avenue
1,700
43
N
Market Street
4,000
76
E
Broad Street
Limited Service Restaurants
1,200
3,600
Hattricks
64
E
Lincoln Avenue
Bars and Lounges
The Woodburners
11
N
Market Street
Other Home Furnishings
2,700
Bonnie’s Beauty Boutique
5
E
Broad Street
Hair Salons
800
Dale’s Barber Shop
14
E
Broad Street
Hair Salons
1,000
A Cut Ahead
102
E
Broad Street
Hair Salons
1,000
Salon Shabella
111
E
Broad Street
Hair Salons
800
Tranquility Life Spa & Hair Design
121
S
Main Street
Hair Salons
1,600
V & V Nail Salon
129
Main Street
Hair Salons
1,000
Shear Delight
37
Market Street
Hair Salons
Total
26
N
900
25,000
HATFIELD BOROUGH
fuel oil dealers, and non-store retailing. Unlike many secondary data sources, such as the Bureau of the Census, however,
this definition does include the sales of service establishments
such as barber shops, hair and nail salons, and dry cleaners.
Table 1 describes the current range of stores available in
the Core Commercial Area of Hatfield and estimates the total square footage of these stores. As of March 2009, the
commercial area included 14 operating retail businesses occupying about 25,000 square feet of store space. Hatfield
Borough Core Commercial Area retailers are predominantly
independent entrepreneurs except for 7-Eleven.
All except one of these establishments, The Woodburners,
are community-serving stores meeting the everyday needs of
nearby residents. Of these community-serving businesses,
more than half (seven) are hair and/or nail salons. Four of the
businesses are restaurants, one is a bar, and one is a convenience store. The Woodburners is a specialty home furnishings store that draws a more regional clientele.
Table 2 describes the current range of stores available in the
core commercial area of Doylestown and estimates the total
square footage of these stores. As of March 2009, the commercial area included 99 operating retail businesses occupying about 115,000 square feet of store space. Doylestown
Borough core commercial area retailers are a mix of independent entrepreneurs and national chains.
Just over half of these establishments (51) are communityserving stores, predominantly restaurants and hair salons,
that serve the everyday needs of nearby residents. Other
prevalent retail categories found in Doylestown’s commercial
core include apparel stores, particularly women’s apparel, and
gift/novelty stores. These types of retailers tend to be less
ubiquitous than retailers of community-serving categories and
often draw customers from beyond the trade area.
27
Table 2. Retail Business Inventory - Doylestown Core Commercial Area
Store Name
Number
Dir.
Address
Type of Business
Lily’s Gourmet & Catering Co
1
W
Court Street
~SF
Smokin’ Lil’s Southern BBQ
9
W
Court Street
1,200
C.R. Notoris Antiques
11
W
Court Street
Antique Stores
1,000
Lisa Richards Salon
17
W
Court Street
Hair Salons
1,000
Wine & Spirits
19
W
Court Street
Liquor & Beer Distributors
2,500
Villa Capri
51
W
Court Street
1,200
The Town Lock Shoppe
121
W
Court Street
Hardware Stores
Rituals Salon & Apothecary
123
W
Court Street
Hair Salons
Starbucks
10
N
Main Street
1,800
Classic Cigar Parlor
12
N
Main Street
Tobacco Stores
1,000
Chelsea Unique Clothes & Gifts
18
N
Main Street
Women’s Clothing
1,000
19 Main Chambers Bistro & Bar
19
N
Main Street
1,200
Saxby’s
22
N
Main Street
1,000
Café Alessio
24
N
Main Street
1,000
1,000
800
800
Lillies of the Field
1
S
Main Street
Women’s Clothing
1,100
The Paper Unicorn
2
S
Main Street
Office Supply Stores
1,000
Main Circles
5
S
Main Street
Children’s Clothing
1,000
Main Estetiks
5
S
Main Street
Family Clothing
1,200
John Hoenstine Photography
5
S
Main Street
Art Dealers
1,200
Artistic Eyewear Opticians
8
S
Main Street
Optical Stores
1,000
Rita’s Water Ice
12
S
Main Street
1,200
Finney’s Pub
15
S
Main Street
2,000
Doylestown Bookshop
16
S
Main Street
Book Stores
1,000
Gap
17
S
Main Street
Family Clothing
8,000
Beans & Beauty
22
S
Main Street
Cosmetics/Beauty Supply
1,000
PA Soup & Seafood
22
S
Main Street
1,000
Andre’s Wine & Cheese
22
S
Main Street
1,000
The Cellar
22
S
Main Street
1,000
Mode Clothing
22
S
Main Street
Women’s Clothing
1,000
Truly Yours Boutique
22
S
Main Street
Women’s Clothing
1,000
2nd Wind
22
S
Main Street
Women’s Clothing
1,000
Angel Face
22
S
Main Street
Women’s Clothing
1,000
Prive Leather & Lace
22
S
Main Street
Women’s Clothing
1,000
Underground Monkey
22
S
Main Street
Women’s Clothing
1,000
Bambini’s World
22
S
Main Street
1,000
Pink Ivy
22
S
Main Street
Clothing Accessories
1,000
Vintage
22
S
Main Street
1,000
Oakland Jewelry
22
S
Main Street
Jewelry Stores
1,000
The Thatched Cottage
22
S
Main Street
Gift/Novelty Stores
1,000
Nature’s Splendor By Melanie
22
S
Main Street
Gift/Novelty Stores
1,000
Mima & Co Gifts
22
S
Main Street
Gift/Novelty Stores
1,000
Cowgirl Chile Co
22
S
Main Street
Gift/Novelty Stores
1,000
Main Street Gallery Art
22
S
Main Street
Art Dealers
1,000
Stephanie’s Sports Bar
29
S
Main Street
1,600
Chico’s
33
S
Main Street
Family Clothing
1,000
Impact Hair Salon
75
Mary Street
Hair Salons
Let Them Eat Cupcakes
17
E
Oakland Street
Bakeries
1,000
Your Organic Bedroom
19
E
Oakland Street
1,000
Raymer’s Candies
21
E
Oakland Street
1,000
28
800
HATFIELD BOROUGH
Table 2. Retail Business Inventory - Doylestown Core Commercial Area, cont.
Store Name
Number
Dir.
Address
Type of Business
Elizabeth Benke Salon
5
W
Oakland Street
Hair Salons
1,000
~SF
Wetherill Opticians
10
W
Oakland Street
Optical Stores
1,000
Paint n’ Pottery Gifts
15
W
Oakland Street
Other Misc. Retail
1,000
Sew Smart Fabrics
30
W
Oakland Street
Sewing/Needlework
1,500
1,500
Chris’ Cottage Gifts
38
W
Oakland Street
Gift/Novelty Stores
Moxie Salon
47
W
Oakland Street
Hair Salons
Coffee & Cream
6
E
State Street
2,000
Nejad Gallery
7
E
State Street
Art Dealers
1,000
2,000
800
BCDG Bucks County Dry Goods
8
E
State Street
Women’s Clothing
Ivy Nails
15
E
State Street
Hair Salons
McGlinchey’s Restaurant
19
E
State Street
1,200
La Spa Arabesque
21
E
State Street
Hair Salons
1,200
Sire Records
25
E
State Street
Music Stores
Talk of the Town
28
E
State Street
Gift/Novelty Stores
1,000
A Special Gift
30
E
State Street
Gift/Novelty Stores
1,000
DaVinci’s Hair
33
E
State Street
Hair Salons
Vestiti Fine Men’s Clothing
35
E
State Street
Men’s Clothing
1,200
ANTIQUES
37
E
State Street
Antique Stores
2,000
900
800
800
Basically Burgers
12
W
State Street
1,000
I-Wear
16
W
State Street
Optical Stores
1,000
Head over Heals
17
W
State Street
Women’s Clothing
1,000
Tom Fuentes Salon
17
W
State Street
Hair Salons
1,000
Doylestown Inn & Bar
18
W
State Street
1,200
A Taste of Philly Pretzel Bakery
18
W
State Street
1,200
Rutherfords Camera
23
W
State Street
Camera, Photo Supply
1,000
Bucks County Running Co
25
W
State Street
General-Line Sporting Goods
1,200
Nicholas Alexander Jewelry
28
W
State Street
Jewelry Stores
1,100
If the Shoe Fits
29
W
State Street
Shoe Stores
1,200
Something Else
31
W
State Street
Family Clothing
1,000
Madam Butterfly Japanese
34
W
State Street
1,000
Bucks County Books
35
W
State Street
Book Stores
1,000
An Enchanted Florist
39
W
State Street
Florists
1,000
West State Salon
39
W
State Street
Hair Salons
1,000
Hissyfit Gifts
47
W
State Street
Gift/Novelty Stores
1,200
La Maison du Cheese
51
W
State Street
Shop Sixty-Five
53
W
State Street
Women’s Clothing
900
1,000
Domani Star
57
W
State Street
1,400
Bagel Barrel
60
W
State Street
1,200
Hair by Claire
62
W
State Street
Hair Salons
Sin Beauty Perfume
63
W
State Street
1,000
800
1,100
Cross Culture
64
W
State Street
Ciao Bella Hair Salon
66
W
State Street
Hair Salons
Paganni Wine Bar
72
W
State Street
Bars and Lounges
Siam Cuisine at the Black Walnut
80
W
State Street
1,200
Paganni Ristorante
81
W
State Street
1,100
900
1,200
David Craigs Courtyard Café
86
W
State Street
1,400
Cilantro’s Mex Restaurant
86
W
State Street
1,400
Knight House Restaurant & Bar
96
W
State Street
1,200
TOTAL:
115,400
29
In Table 3, we summarize the comparison of retail supply between the core commercial areas of Hatfield and Doylestown
in terms of major retail categories. Doylestown’s much greater offering of specialty retail items than Hatfield’s is apparent.
Table 3. Retail Supply in the Core
Commercial Areas
Hatfield
Doylestown
13
51
Restaurants
4
29
Salons
7
12
Community-Serving Goods
Apparel
0
23
Retail Demand
Other Specialty Goods
0
18
Population and income trends are key factors in determining
Gift/Novelty Stores
0
8
Home Furnishings
1
6
Other Retail Stores
0
1
Total Retailers in Core
14
99
Total Square Footage
25,000
115,000
retail market demand. Based on 2000 Census data, the Hatfield market trade area had a population of 83,635, compared
to the Doylestown trade area’s population of 47,017 (see Table 4). Using the median household size from 2000 and the
number of building permits issued from 2000 to 2007 in each
trade area, we can estimate the approximate 2007 population
Table 4. Total Population Hatfield and Doylestown Trade Areas
for each area. Hatfield’s trade area population grew to ap-
Population 2000
proximately 93,000 in 2007, while Doylestown’s grew to about
Median Household Size
2.59
2.83
Building Permits 2000-2007
3,554
2,346
Population 2007
92,840
53,656
54,000.
Hatfield
Doylestown
83,635
47,017
Incomes have also increased since the 2000 Census. Using the Consumer Price Index, we can calculate per capita
incomes in 2007 dollars. Hatfield’s 2007 per capita income
was approximately $31,000, while Doylestown’s was approximately $42,000 (see Table 5). Multiplying these figures by
the 2007 populations results in total incomes in each trade
area of approximately $2.92 billion in the Hatfield area and
$2.25 billion in the Doylestown area.
Consumer shopping patterns vary depending on the types of
goods being purchased. For convenience goods purchased
frequently, such as groceries, drugs, and prepared foods,
shoppers typically make purchases at stores close to their
home or place of work. For larger-ticket, rarely purchased
items – such as automobiles, electronics and large appliances – shoppers may travel anywhere within the metropolitan
area or beyond to obtain the right item at the right price. For
apparel, household furnishings, and other shopping goods,
consumers generally establish shopping patterns between
these two extremes, trading at a number of shopping areas
within a 30 minute commute of their homes.
30
Table 5. Total Income Hatfield and Doylestown Trade Areas
Hatfield
Doylestown
Per Capita Income 1999
$25,271
$33,699
Per Capita Income 2007
$31,451
$41,940
Total Income (‘07 Dollars)
($1,000s)
$2,919,951
$2,250,337
HATFIELD BOROUGH
In analyzing the retail market demand within a portion of a
larger metropolitan area, these behavioral observations translate into a series of analytical rules-of-thumb:
•
Shopping for community-serving goods and services
is generally confined to the primary trade area.
•
Expenditures made at full-service restaurants will occur chiefly within the primary trade area, but some
restaurant expenditures made by the primary trade
area population will be lost to established restaurants
located outside the primary trade area.
Similarly,
some restaurant sales in the primary trade area will
be attracted from residents who live elsewhere in the
region.
•
Expenditures made by primary trade area residents
for shopping good items (such as apparel and most
specialty goods) will more likely occur within the area,
but a substantial proportion of these sales will occur outside the area. Similarly, significant sales will
be generated by residents outside the primary trade
area to any large, well-known stores located within
the trade area.
•
Specific high-quality stores within the primary trade
area (such as some of the specialty food stores and
restaurants on Main Street) may attract significant clientele from well beyond the primary trade area for
highly-targeted, single destination trips for specialized purchases.
Using information about the retail spending behavior of Bucks
and Montgomery County residents as compiled by Sales and
Marketing Management, we estimate that in 2009, the Hatfield market study area’s population will spend approximately
$1.27 billion on retail goods and services (see Table 6), of
which:
31
Table 6. Estimated Retail Store Purchases - Hatfield Trade Area & Doylestown Core Commercial Area
2009 Retail Purchase Potential Supportable Store Space (SF)
(in thousands of dollars)
Hatfield
TOTAL POPULATION 2007
Doylestown
92,840
53,656
TOTAL INCOME 2007 ($000)
$2,919,951
$2,250,337
TOTAL RETAIL PURCHASES ($000)
Hatfield
Doylestown
Store Space (SF)
Percent Capture
Hatfield
Doylestown
Hatfield
Doylestown
$1,271,972
$980,279
4,019,750
3,137,770
25,000
115,500
0.62%
3.68%
COMMUNITY-SERVING GOODS & SERVICES
$513,501
$368,330
1,225,507
883,323
14,900
51,700
1.22%
5.85%
Supermarkets, Grocery Stores
Convenience Stores
Meat Stores
Fish Stores
Fruit & Vegetables
Bakeries
Candy & Nuts
Other Speciality Foods
Drug Stores/Pharmacies
Cosmetics, Beauty Supplies, & Perfume
Health Food Supplements
Limited-Service Restaurants
Bars and Lounges
Dollar & Other General Merchandise Stores
Jewelry Stores
Optical Stores
Newsstands
Video Stores
Gift, Novelty, Souvenir Stores
Hardware Stores
Florists
Hair Salons
Laundries; Dry Cleaning
$149,894
$27,273
$1,854
$443
$899
$380
$524
$520
$9,676
$130,939
$5,867
$4,632
$70,004
$7,986
$12,061
$24,575
$8,539
$1,134
$899
$19,246
$18,062
$8,702
$5,143
$4,251
$86,630
$15,762
$1,072
$256
$519
$219
$303
$301
$5,592
$105,644
$4,733
$3,737
$56,480
$6,443
$9,731
$19,827
$6,889
$915
$725
$15,528
$14,572
$7,021
$2,972
$2,457
299,717
67,714
4,441
1,110
3,330
1,110
1,110
1,110
15,541
162,961
20,642
13,037
173,825
42,370
74,962
66,271
30,419
2,173
4,346
68,444
74,962
30,420
41,072
24,422
173,218
39,134
2,567
641
1,925
642
641
641
8,982
131,480
16,655
10,518
140,246
34,185
60,481
53,469
24,543
1,753
3,506
55,222
60,481
24,543
23,737
14,114
FULL-SERVICE RESTAURANTS
3,000
4.43%
1,000
155.87%
2,500
27.83%
2,000
1,200
3,600
16,400
1,200
12.01%
0.69%
8.50%
11.69%
3.51%
2,100
3,000
3.93%
17.57%
7,100
9,700
800
1,000
12,000
17.29%
50.55%
7,400
19,600
3.24%
10.65%
$73,032
$58,923
228,146
184,073
$129,547
$104,521
473,674
382,169
$40,328
$54,450
$34,768
$32,537
$43,931
$28,052
211,850
170,566
91,258
170,924
137,616
73,629
$154,610
$124,742
521,476
420,736
29,700
7.06%
$13,096
$36,187
$6,157
$59,470
$2,830
$9,597
$27,272
$10,566
$29,196
$4,968
$47,981
$2,284
$7,743
$22,004
41,284
120,591
20,642
197,727
9,777
33,678
97,776
33,308
97,295
16,654
159,529
7,889
27,172
78,888
1,200
12,100
2,000
11,200
2,000
3.60%
12.44%
12.01%
7.02%
25.35%
1,200
1.52%
$206,089
$166,276
828,929
668,795
$22,199
$8,925
$496
$7,226
$5,464
$17,430
$68,540
$10,545
$55,553
$7,197
$2,514
$17,910
$7,201
$400
$5,830
$4,408
$14,063
$55,299
$8,508
$44,821
$5,806
$2,029
157,529
38,024
2,173
24,988
16,296
48,888
180,344
29,333
293,331
24,987
13,037
127,098
30,679
1,753
20,160
13,148
39,444
145,505
23,666
236,665
20,160
10,519
OTHER SPECIALTY GOODS
$124,726
$100,631
447,601
361,133
Luggage & Leatherwork
Computer & Software Stores
Specialty Sporting Goods
Toys & Hobbies
Sewing, Needlework
Music Stores
Book Stores
Record/CD/Tape Stores
Office Supply/Stationers
Art Dealers
Collectors’ Items & Supplies
$1,892
$13,037
$1,220
$12,362
$14,247
$19,101
$4,226
$5,046
$16,429
$8,881
$22,670
$3,984
$1,632
$1,526
$10,518
$985
$9,974
$11,495
$15,411
$3,409
$4,071
$13,255
$7,166
$18,290
$3,214
$1,316
5,432
36,938
3,259
43,457
49,975
67,357
21,728
20,642
68,444
24,988
80,394
17,382
7,605
4,383
29,802
2,630
35,062
40,321
54,345
17,530
16,654
55,222
20,161
64,863
14,024
6,136
OTHER RETAIL STORES
$70,468
$56,855
294,417
237,541
Auto Parts & Accessories Stores
Pet Supply Stores
Tobacco Stores
Other Health & Personal Care
Other Used Merchandise
Other Miscellaneous Retail Stores
$36,962
$7,292
$4,073
$6,279
$5,508
$10,354
$29,821
$5,884
$3,286
$5,066
$4,444
$8,354
141,233
26,074
9,777
21,728
59,752
35,852
113,950
21,037
7,889
17,531
48,209
28,926
DEPARTMENT STORES
Full-Service Department Stores
Discount Department Stores
Warehouse Clubs
APPAREL
Men’s Clothing
Women’s Clothing
Family Clothing
Clothing Accesories
Other Clothing
Shoe Stores
HOME FURNISHINGS & IMPROVEMENT
Furniture
Floor Coverings
Window Treatments
Household Appliances
Radio/TV/Electronics
Home Centers
Paint & Wallpaper Stores
Retail Lumber Yards
Nursery & Garden Centers
Antique Stores
Urban Partners 3/2009
32
2,700
5,000
0.33%
1,000
2,700
1,000
0.75%
3.26%
10.81%
4.96%
3,000
28.52%
8,500
2.35%
1,000
38.03%
1,200
2.98%
1,500
800
2,000
8.56%
4.80%
3.62%
1,000
1,000
1.54%
7.13%
1,000
0.42%
1,000
12.68%
HATFIELD BOROUGH
•
$513 million is spent on community-serving goods
and services,
•
$73 million at full-service restaurants,
•
$130 million in department stores and warehouse
clubs,
•
$155 million on apparel,
•
$206 million on home furnishings and improvement,
•
$125 million on other specialty goods, and
•
$70 million at “other retail stores” such as auto parts
and pet supplies businesses.
The table also reveals the total retail space supported by the
Hatfield trade area’s total income by retail category and compares it to the existing retail space in the Core Commercial
Area of Hatfield Borough. The result is that the trade area is
spending only about 0.6 percent of its total retail purchases in
the Core Commercial Area. By retail category, this amounts to
approximately 1.2 percent spent on community-serving goods
and services, including 17 percent on hair salons (the highest category), 3.2 percent on full-service restaurants, none on
department stores and apparel, a third of 1 percent on home
furnishings, and none on “other retail stores.”
By comparison, we estimate the Doylestown market study area’s population will spend approximately $980 million on retail
goods and services in 2009 (see Table 6), of which:
•
•
•
•
•
•
•
$368 million is spent on community-serving goods
and services,
$59 million at full-service restaurants,
$105 million in department stores and warehouse
clubs,
$125 million on apparel,
$166 million on home furnishings and improvement,
$101 million on other specialty goods, and
$57 million at “other retail stores” such as auto parts
and pet supplies businesses.
The table also reveals that the trade area is spending about
3.7 percent of its total retail purchases in the core commercial
area. By retail category, this amounts to approximately 5.9
33
percent spent on community-serving goods and services, including 156 percent on bakeries (indicating that Doylestown’s
numerous bakeries attract customers from beyond the trade
area and confirming that they are a regional draw), 10.7 percent on full-service restaurants, none on department stores,
7.1 percent on apparel, 3/4 of 1 percent on home furnishings,
and 2.4 percent on “other retail stores.”
As this comparison reveals, Doylestown’s supply of retailers
in the same size geographic area as Hatfield draws significantly more customers from its trade area to the downtown
due to its supply of retail offerings. Applying the Hatfield trade
area’s spending patterns, what types of businesses (and associated square footage) could Hatfield support in its downtown to achieve the same results?
Retail Development Opportunities
To determine retail development opportunities in the Core
Commercial Area of Hatfield Borough, we compare the retail store space supportable in the Hatfield trade area to
the amount of retail purchases captured in the Doylestown
core commercial area (see Table 7). This is done by simply
multiplying the square footage of supportable store space in
Hatfield by Doylestown’s core area capture rate from Table
6. The result is a potential store space for Hatfield’s Core
Commercial Area of 144,000 square feet. When the existing
supply of store space (25,000 square feet) is subtracted from
this figure, the result is approximately 124,000 of new store
space. Table 7 shows the variety of new stores that could
potentially be supported in the Core Commercial Area based
on the retail variety currently found in Doylestown. Comparing the last two columns of the table reveals significant opportunities in additional community-serving goods and services,
apparel, and other specialty goods.
34
HATFIELD BOROUGH
Table 7. New Store Space Potential - Hatfield Core Area
Supportable
Store Space (SF)
Hatfield Core Area Store Space (SF)
At Doylestown Development
Hatfield Core Area
Store Space (SF)
Reasonable New Hatfield
Core Area Store Space (SF)
TOTAL RETAIL PURCHASES ($000)
4,019,750
144,083
25,000
124,196
COMMUNITY-SERVING GOODS & SERVICES
1,225,507
65,007
14,900
55,220
TOTAL POPULATION 2007
TOTAL INCOME 2007 ($000)
Supermarkets, Grocery Stores
Convenience Stores
Meat Stores
Fish Stores
Fruit & Vegetables
Bakeries
Candy & Nuts
Other Speciality Foods
Drug Stores/Pharmacies
Health Food Supplements
Bars and Lounges
Dollar Stores & Other General Merchandise Stores
Jewelry Stores
Optical Stores
Newsstands
Video Stores
Hardware Stores
Florists
Hair Salons
299,717
67,714
4,441
1,110
3,330
1,110
1,110
1,110
15,541
162,961
20,642
13,037
173,825
42,370
74,962
66,271
30,419
2,173
4,346
68,444
74,962
30,420
41,072
24,422
FULL-SERVICE RESTAURANTS
228,146
DEPARTMENT STORES
473,674
Full-Service Department Stores
Discount Department Stores
Warehouse Clubs
211,850
170,566
91,258
APPAREL
521,476
36,811
36,811
Men’s Clothing
Women’s Clothing
Family Clothing
Clothing Accesories
Other Clothing
Shoe Stores
41,284
120,591
20,642
197,727
9,777
33,678
97,776
1,487
14,997
2,479
13,882
2,479
1,487
14,997
2,479
13,882
2,479
HOME FURNISHINGS & IMPROVEMENT
828,929
6,197
Furniture
Floor Coverings
Window Treatments
Household Appliances
Radio/TV/Electronics
Home Centers
Paint & Wallpaper Stores
Retail Lumber Yards
Nursery & Garden Centers
Antique Stores
157,529
38,024
2,173
24,988
16,296
48,888
180,344
29,333
293,331
24,987
13,037
3,718
3,718
OTHER SPECIALTY GOODS
447,601
10,535
10,535
Luggage & Leatherwork
Computer & Software Stores
Toys & Hobbies
Sewing, Needlework
Music Stores
Book Stores
Record/CD/Tape Stores
Art Dealers
Collectors’ Items & Supplies
5,432
36,938
3,259
43,457
49,975
67,357
21,728
20,642
68,444
24,988
80,394
17,382
7,605
1,239
1,239
OTHER RETAIL STORES
294,417
Auto Parts & Accessories Stores
Pet Supply Stores
Tobacco Stores
Other Health & Personal Care
Other Used Merchandise
Other Miscellaneous Retail Stores
141,233
26,074
9,777
21,728
59,752
35,852
Urban Partners 3/2009
3,000
1,000
1,000
4,326
4,326
2,479
2,479
20,327
1,487
1,200
3,600
19,127
2,603
2,603
12,023
12,023
20,763
7,100
13,663
24,293
7,400
16,893
1,487
1,487
2,700
1,239
1,239
3,497
1,239
2,700
1,487
1,487
1,859
992
2,479
1,859
992
2,479
1,239
1,239
1,239
1,239
1,239
1,239
1,239
1,239
35
Table 8 synthesizes and highlights the key retail targets from
Table 8 for the Core Commercial Area of Hatfield, including
Table 8. Key Retail Targets Hatfield Core Area
dining, community-serving goods, apparel, and specialty
Retail Category
goods. As the table shows, a prime opportunity is additional
Dining
Store Space
(SF)
36,020
dining establishments, both limited-service and full-service for
19,127
a total of about 36,000 square feet. Restaurants should be
Full-Service Restaurants
16,893
the first type of additional retail pursued by the Borough since
22,430
they appeal to a large portion and variety of the population
Specialty Food
1,000
and often result in nearby spin-off businesses if successful.
Cosmetics, Beauty Supplies, &
Perfume
Jewelry Stores
4,326
12,023
Next the Borough should bolster its community-serving goods
retail offerings, especially gift and novelty stores, as well as
specialty foods, liquor/wine, cosmetics, and jewelry for a total
Apparel
2,479
2,603
36,811
Men’s Clothing
1,487
of about 22,000 square feet of additional retail space. Since
Women’s Clothing
these types of stores serve primarily the nearby residents,
there will always be a demand as long as the population re-
Family Clothing
mains.
Clothing Accesories
2,479
Shoe Stores
1,487
Apparel and specialty goods are the remaining two categories of key retail targets for Hatfield’s Core Commercial Area.
Since the stores in these categories are much more special-
Specialty Goods
14,997
2,479
13,882
15,493
Antique Stores
3,718
1,239
1,487
ized, they should be pursued after restaurants and commu-
Sewing, Needlework
1,859
nity-serving retailers are well established and can help sup-
Music Stores
port these businesses with their customers. Women’s and
Book Stores
2,479
family clothing stores have the greatest opportunities among
1,239
apparel retailers totaling almost 30,000 square feet of space
Art Dealers
1,239
Tobacco Stores
1,239
alone. But demand exists for other clothing stores including
men’s, children’s, accessories, and shoes for a total of about
37,000 square feet.
Finally, specialty goods stores totaling approximately 15,000
square feet should be targeted for the Core Commercial Area.
Like apparel boutiques and restaurants, specialty goods retailers are ideal merchants for a walkable community like Hatfield. We suggest a variety of such stores would be supported
including almost 4,000 square feet of antiques stores, 2,500
square feet of book stores, and one retailer each selling cameras, specialty sporting goods, sewing supplies, music, office
supplies, tobacco, and art.
36
992
HATFIELD BOROUGH
Office Market Analysis
With its strategic location in the North Penn area, proximity
to major transportation routes, and village-like atmosphere,
Hatfield Borough is an ideal location for small professional offices. Industrial businesses make up the largest component
of Hatfield’s non-retail business supply at about 30%. Business service-providers, including professional and financial
services, make up another fairly large component of Hatfield’s
office users – 24%. Based on discussions with several of
these businesses, it was revealed that Hatfield Borough is
popular for businesses due to its location, business-friendly
climate, quaint atmosphere, relatively inexpensive electricity,
and very reasonable rents compared to large corporate office
centers.
According to property ownership information, approximately
38% of non-retail businesses located in around the Core Commercial Area on Main Street, Broad Street, Market Street, and
Lincoln Avenue are owned by the business, versus leased.
This indicates that more than a third of these businesses are
locally operated and invested in the community.
Recom-
mended efforts to recruit retail businesses will encourage
more non-retail business opportunities in the Core Commercial Area as well, especially for entrepreneurs who want to
own their properties, by creating a business-friendly climate
and providing necessary supportive amenities.
To get a better sense of the office market in the Hatfield area
potentially competing with the Borough, we investigated several examples of office space currently available for lease
in Hatfield as well as surrounding similar boroughs such as
Souderton, Lansdale, and Doylestown to get a sense of rents
offered. We were particularly interested in office space available in mixed-use or commercial districts that would be more
applicable to Hatfield Borough’s village setting.
Very little office space appears to be available in Hatfield Borough. However, according to Craig’s List, office space is cur-
37
rently available for lease in a historic building on Main Street
with rents ranging from $260 to $655 per month, depending
on the office size. This translates roughly to approximately $1
to $2 per square foot, and includes free parking and shared
kitchen and conference room facilities. It is important to note
that these rates are typically for converted residential buildings and not office buildings.
For comparison, in Souderton, currently available office space
in the center of the Borough hovers around approximately
$.75 per square foot. New office/flex space outside of the
Borough is listed for $6 per square foot. While larger than
Hatfield, Lansdale Borough has a wide variety of office space
sizes and rents currently available. Office rents in Lansdale
appear to range between approximately $1 per square foot
for small office spaces in shared buildings (usually including
parking, kitchen, internet and trash service) to $24 per square
foot for Class A space in a suite environment. Doylestown
has even more office space available in the center of the Borough. Rents are fairly similar to Lansdale for similar types of
office environments.
Office Market Potential
As a result of the assessment of surrounding office space, we
can conclude that a variety of professional office facilities are
available for lease in Hatfield’s neighboring boroughs and surrounding areas, while Hatfield Borough seems to have a relatively low vacancy rate. Furthermore, the value appears to be
favorable in the Borough based on low rents, unique amenities, historic buildings, and good locations offered to potential
tenants. Given these conditions, it appears that the demand
exists in Hatfield Borough for additional conversions of residential dwellings in the Core Commercial Area to professional
office uses. In addition, new office space associated with any
proposed new development in this part of the Borough would
provide a different and potentially higher grossing office product that could attract a larger office tenant, further contributing
to the economic development of both the Core Commercial
Area and Borough overall.
38
The Professional Center at 21 East Lincoln Avenue
is a successful example of the adaptive reuse of a
former trouser factory.
HATFIELD BOROUGH
Entertainment Market Analysis
Typically, an entertainment market assessment examines the
demand for common entertainment facilities such as movie
theaters and bowling alleys within a trade area of approximately 15 miles by applying a national standard of facilities
per capita. In the case of Hatfield, we are suggesting that
these larger regional centers are not appropriate for the Borough’s village scale.
While modestly-sized single-screen
theaters can be a positive downtown attribute in similar communities like Ambler, their success still depends on the surrounding theater supply. Within the 15-mile area, there are
29 movie theaters in Montgomeryville, just 3 miles away, including Montgomeryville 12, AMC 309 Cinema 9, and Montgomeryville 7. Additionally, there are multi-plex theaters in
Warrington and Doylestown. As a result of this abundant supply, demand would simply not be great enough to support a
single-screen theater in Hatfield Borough.
Bowling centers are reemerging as popular entertainment
destinations. Like the cinemas, there are also a number of
facilities in the region surrounding Hatfield Borough. These
include Lans-Bowl Lanes in Lansdale, Thunderbird Bowling Centers in Willow Grove and Warminster, and Earl-Bowl
Lanes in Telford and Quakertown. Due to the existence of
these large facilities nearby, the Hatfield area bowling center
market is currently saturated.
Entertainment Market Potential
There is, however, a potential entertainment market evolving in Hatfield Borough involving classic automobiles. The
Hatfield Auto Museum on Lincoln Avenue will be opening its
doors in the near future, offering an experience that will become unique to the Borough. The museum will likely draw
visitors from the greater region, providing potential customers
for new spin-off businesses that could emerge around the museum in the Core Commercial Area. As a result, the Borough
has an opportunity to build on this potential by celebrating
the classic automobile theme, using the museum as a centerpiece. This could involve marketing, signage/banners, and
festivals and events in the Core Commercial Area related to
the automobile.
39
40
HATFIELD BOROUGH
2.3 Housing
Hatfield Borough has relatively high occupancy rates and a
mix of housing types. The most striking characteristic of the
Borough’s housing base is that over half (53 percent) is rental.
The following narratives and tables provide additional details
on the Borough’s residential units.
During the 1990s, Hatfield Borough experienced a substantially different growth rate in housing units than Montgomery
County. In fact the Borough experienced a 2.8 percent loss in
housing units while the county’s housing stock grew by almost
12 percent (see Table 9). This is a slightly higher rate of loss
and growth than population for both entities respectively during the same decade.
Table 9. Housing Units
1990
Homes on South Wayne Avenue
2000
1990-2000
Change
% Change
Hatfield Borough
1,172
1,139
-33
-2.8%
Montgomery County
265,856
297,434
31,578
11.9%
U.S. Census Bureau
Occupied housing decreased during the 1990s in Hatfield by
13 units, or less than 2 percent (see Table 10). At the same
time, vacant housing units also decreased - by 20 units, or 38
percent - from 1990 to 2000. The decrease in vacant housing combined with a decrease in occupied housing and overall decrease in total housing units is likely the result of some
units being demolished during the 1990s.
Table 10. Housing Occupancy Status
1990
2000
1990-2000
Change
% Change
1,119
1,106
-13
-1.2%
Hatfield Borough
Occupied
Vacant
53
33
-20
-37.7%
Total
1,172
1,139
-33
-2.8%
Occupied
254,995
286,098
31,103
12.2%
Vacant
10,861
11,336
475
4.4%
Total
265,856
297,434
31,578
11.9%
Montgomery County
U.S. Census Bureau
41
For Montgomery County, both the occupied and vacant housing supply increased during the 1990s. The county experienced a 12 percent growth in housing, an increase of almost
32,000 units. The 4 percent increase in vacant housing was
outpaced by the 12 percent growth in occupied units. This
could indicate a trend of some of the county’s population shifting from older housing to new housing while the remaining
new units are filled by new residents.
A notable characteristic of Hatfield Borough in the 1990s was
the Borough’s 2 percent decline in renter-occupied housing
Table 11. Housing Tenure Status
1990
while its owner-occupied housing remained stable (see Table
19902000
Change
2000
% Change
11), thus slightly reducing the overall rate of renter-occupancy
Hatfield Borough
in the Borough. As mentioned above, this trend may be occur-
Owner Occupied 518
518
0
0.0%
Renter Occupied
588
-13
-2.2%
1,106
-13
-1.2%
Owner Occupied 184,317
210,233
25,916
14.1%
Renter Occupied
70,678
75,865
5,187
7.3%
Total
254,995
286,098
31,103
12.2%
ring through the elimination (or demolition) of various housing
units to reflect the loss.
These numbers are in contrast to Montgomery County’s 14
percent growth in owner-occupied housing. Renter-occupied
601
Total
1,119
Montgomery County
U.S. Census Bureau
housing in the county also grew but by half the rate of owneroccupied housing, as compared to the Borough’s reduction
in renter-occupied housing. These numbers reflect a boom
in new housing construction during the ten-year period from
1990 to 2000, both in for-purchase units as well as rental units
in apartment complexes.
Data on the number of authorized residential building permits
indicates some growth in construction activity in Hatfield Bor-
Table 12. Residential Building Permits Issued
SingleFamily
TwoFamily
2000
46
0
2001
63
0
residences in 2000 and 63 permits were issued in 2001. The
2002
7
total figure for building permits issued in Table 12 suggest a
2003
growth in population of 370 persons, based on an average of
ough since 2000. The most active period appears to be early
in the decade when 46 permits were issued for single-family
2.6 persons per household. This exceeds the DVRPC population growth projection of 230 persons from 2000 to 2007.
5+
Family
Total
0
0
46
0
0
63
0
0
0
7
10
0
0
0
10
2004
2
0
0
0
2
2005
4
0
3
0
7
2006
4
0
3
0
7
2007
4
0
3
0
7
136
0
6
0
142
Year
Total
U.S. Census Bureau
42
3 or
4-Family
HATFIELD BOROUGH
Map 7 Annual Average Daily Trips
2.5 Community Infrastructure
Transportation
Vehicular Circulation
State Route 463 is the primary roadway serving Hatfield Borough. Main Street contains the highest traffic volume with
15,000 to 20,000 average daily trips. Other significant roads
include Broad Street, Union Street, and Market Street.
Due to Hatfield’s location between the Lansdale Interchange
of the Pennsylvania Turnpike’s Northeast Extension and State
Map 8 Percent of Truck Traffic
Route 309, cut-through traffic inundates the Borough. Heavy
truck traffic - presumably in route to local industries - comprises a large part of the cut-through traffic and is potentially the
most disruptive to the Borough setting. During site reconnaissance many trucks were observed using E. Lincoln Avenue in
an effort to avoid difficult turning movements at the intersection of Main Street and Broad Streets. Fortunately, PennDOT
has realized this problem and is proposing to construct a connector route between the Lansdale interchange and Route
309 by upgrading Wambold and Township Line Roads and
connecting them with a new two lane road. Funding is set to
begin for this project in 2009.
Map 9 Truck Trips
Parking
On-street parking can be found in the Core Commercial Area
District along the east side of Lincoln Avenue (two hour) and
along the northeast side of Broad Street (four hour).
Parking lots for local businesses are comprised of a conglomeration of individual lots located in the front of a principal building. Future developments should explore the use of shared
parking located in the back of principal buildings to decrease
the visual impacts and unify these areas.
43
Map 10 Transportation
44
HATFIELD BOROUGH
Public Transportation
SEPTA Bus Route 132 travels along Broad, Market, and Union
Streets connecting Hatfield to Telford and Montgomeryville. A
bus stop can be found at Broad and Market Streets.
Open Space and Recreation
Hatfield Borough is currently underserved by its existing park
and open space areas due to a lack of size, quality, and quantity of its recreational lands. Centennial Park, Liberty Bell Trail,
and Electric Park comprise the primary useable recreational
space in the Borough. Existing improvements to Centennial
Park include a parking area, bridge, gazebo, and a loop path.
The Liberty Bell Trail provides a multi-use trail connection between Lincoln Avenue and the corner of Heritage Village and
Butler Avenues. Electric Park currently contains minimal improvements including a path and a gazebo. The large open
space area associated with the Heather Meadows subdivision
Centennial Park
contains a playground and walking paths. While large i narea,
much of this open space is devoted to stormwater detention
basins and is unusable for recreation purposes.
Natural Features
The Borough streams, floodways, 100-year floodplain, 500
year floodplain, and contours are shown in Map 12 Natural
Features. The Neshaminy Creek passes through the northern
portion of the Borough and flows in a southeast direction. The
Creek is an important landmark in the Borough and a valuable
open space amenity. It is also the cause of occasional flooding in the Borough, including in the Core Commercial District.
Floodplain information was obtained from Montgomery CounNeshaminy Creek from East Broad Street
ty using FEMA flood data.
The Borough is mostly developed and has a high percentage of impervious cover. Existing buildings located very close
to, or in some cases over the top of, the Neshaminy Creek
can cause severe erosion, poor water quality, and stormwater
runoff that exacerbates flooding. Efforts should be made to
preserve existing wooded areas in the Borough as a means
to reduce the risk of erosion and promote continuous wildlife
corridors.
45
Map 11 Open Space
46
HATFIELD BOROUGH
Map 12 Natural Features
47
2.6 Public Safety
Hatfield Borough is considered a safe place to live and operate a business. Very few violent crimes and a moderate
amount of other infractions have been recorded by the Hatfield Police Department. Although the Borough experiences
significant truck traffic, there appear to be relatively few accidents relating to the trucks.
Police reports for 2008 were obtained from Hatfield Police Department. These reports listed statistical information for traffic crashes, violent, and non-violent crime. For the purposes
of this study we will focus on areas within the Borough that
contain slightly elevated levels of reportable vehicle collisions,
criminal mischief to vehicles and general disturbances.
Several reportable vehicle crash clusters were found at the
following intersections in the Borough:
•
Various intersections along a stretch of Market Street
between Cherry Street and Penn Avenue;
•
Intersection of South Main and Vine Streets; and
•
Intersection of Broad Street and Main Street.
No vehicle crashes involving pedestrians were found.
It
should also be noted that the Borough has recently completed
a traffic calming study that addresses these areas.
The following areas reported higher than normal incidences
of criminal mischief to vehicles when compared to the rest of
the Borough:
•
35-41 North Maple Avenue;
•
401-526 South Main Street;
•
25-220 West Broad Street; and
•
11 North Market Street.
The following areas reported higher than normal incidences of
general disturbances when compared to the rest of the Borough:
•
400 block of South Main Street (likely associated with
the Main Hotel); and
•
West Vine Street (these area likely in conjunction with
the two apartment complexes on this street).
48
HATFIELD BOROUGH
2.7 Background Demographics
Population
Hatfield Borough is located in the rapidly growing North Penn
area of Montgomery County. U.S. Census data from 1990
Table 13. Total Population
1990
2000
Hatfield Borough
2,650
2,605
Montgomery County
678,111 750,097
1990%
2 0 0 0
Change
Change
-45
-1.7%
71,986
10.6%
and 2000 indicates that the Borough’s population had slightly
diminished during the 1990s by about 2 percent (see Table
13). Montgomery County, on the other hand, grew by approximately 11 percent during the same period.
U.S. Census Bureau
The Delaware Valley Regional Planning Commission (DVRPC) forecasts sustained population growth in the study area
from 2000 to 2007 (estimated) at about 8.8 percent - a much
higher pace than the loss witnessed in the 1990s. This actually exceeds the growth rate for Montgomery County for
the same time period by more than two times. The county’s
growth rate from 2000 to 2007 is also about a third of the
growth it experienced in the 1990s.
DVRPC also forecasts population changes to measure anTable 14. Forecasted Population
Community
20072035
2007 (Est.) 2035 (Est.) Change
Hatfield Borough 2,835
Montgomery
County
776,172
ticipated trends (see Table 14). Examining population pro%
Change
jections from 2007 to 2035, the overall increase is projected
3,138
303
10.7%
to be approximately 11 percent in the study area, a big gain
894,136
117,964
15.2%
over the loss sustained in the 1990s. Montgomery County is
DVRPC
expected to increase in population by about 15 percent.
In terms of race, the composition of Hatfield has also changed
over the decade between 1990 and 2000 (see Table 15).
Table 15. Population by Race in
Hatfield Borough
1990
19902000
Change
2000
While the black population didn’t change at all, the white
% Change
population decreased by almost 15 percent. Other minority
44
44
0
0.0%
populations, however, grew substantially in the 10-year peri-
2,465
2,104
-361
-14.6%
od. The Native American population grew by 133 percent and
3
7
4
133.3%
66
313
247
374.2%
Hispanic/Latino
50
87
37
74.0%
Other
22
50
28
127.3%
Black
White
Native
American
Asian
Total
2,650
2,605
-45
the Asian population by 374 percent. The Hispanic population grew by 74 percent. Other, which mainly includes mixed
races, increased by 127 percent.
-1.7%
U.S. Census Bureau
49
Other Socio-Economic Indicators
In addition to population and housing, other indicators were
examined to identify socio-economic trends and conditions in
Hatfield Borough, including employment status, educational
status, per capita income, and poverty status.
Employment
Regarding employment, both employment and unemploy-
Table 16. Employment Status*
ment figures decreased between 1990 and 2000 in Hatfield
1990
2000
19902000
Change
%
Change
Employed
1,590
1,534
-56
-3.5%
Unemployed**
83 (5.0%)
52 (3.3%) -31
-37.3%
Total
1,673
1,586
-87
-5.2%
Borough (see Table 16).
The 3.5 percent loss in number of employed persons over
Hatfield Borough
16 is most likely a result of the Borough’s loss of population
Montgomery Co.
during the 1990s. However, the striking reduction in unem-
Employed
358,563
384,688
26,125
7.3%
ployed residents, 37 percent, is either an indication that a new
Unemployed**
11,635
(3.1%)
17,965
(4.6%)
6,330
54.4%
employer arrived in the area in the 1990s, or 31 unemployed
Total
370,198
402,653
32,455
8.8%
residents found work or moved out of the Borough. Interestingly, the County experienced a gain in employed residents,
but saw very large increase - 54 percent - in unemployed resi-
U.S. Census Bureau
* Persons 16 years and older in labor force
** The number in (parenthesis) is the percent unemployed in
the given years)
dents.
Education
Although the Borough’s population declined in the 1990s, it
became much more educated (see Table 17). As shown in
Table 17. Educational Attainment*
who did not finish 9th grade or high school decreased significantly between 1990 and 2000 (almost 40 percent respectively). However, while the number of residents attaining a high
school degree or attending some college also decreased, this
could potentially be accounted for in the significant increases
in residents receiving a higher education. During the 1990s,
residents attaining bachelor’s and graduate degrees more
than doubled, with an increase in residents receiving those
degrees of 113 percent and 118 percent respectively.
50
138
19902000 2000
Change
83
-55
-39.9%
286
175
-111
-38.8%
737
677
-60
-8.1%
340
313
-27
-7.9%
89
96
7
7.9%
320
170
113.3%
113
61
117.3%
1990
the table, the number of Borough residents 25 years and over
Less than 9th grade
9th to 12th grade, no
diploma
High school graduate
Some college, no degree
Associate degree
Bachelor’s degree
150
Graduate or profes52
sional degree
Total
1,792
* Persons 25 years and older
U.S. Census Bureau
1,777 -15
%
Change
-0.8%
HATFIELD BOROUGH
Income
Consistent with the gains in education and reductions in unemployment, the Borough’s per capita income rose about 36
percent in the 1990s compared to the county’s 41 percent inTable 18. Per Capita Income
1989
Hatfield Borough
1999
crease (see Table 18). However, considering the inflation rate
1989-1999 %
Change
Change
$15,591 $21,133 $5,542
35.5%
Montgomery County $21,990 $30,898 $8,908
40.5%
U.S. Census Bureau
was about 34 percent during the same period, the increase is
less impressive but it does indicate that incomes rose higher
than inflation in both the Borough and the county. Overall,
however, the county was significantly wealthier on average
than the Borough as of the beginning of the decade.
Poverty
Another indicator of the socio-economic condition of Hatfield
Borough is poverty status (see Table 19). Between 1990 and
Table 19. Poverty Status
2000, as the Borough’s population declined, Borough resi-
1989
1999
19891999
Change
%
Change
Above Poverty Level
2,434
2,426
-8
-0.3%
Below Poverty Level
156
141
-15
-9.6%
by a much greater 10 percent. It also appears that the Bor-
Total
2,590
2,567
-23
-0.9%
ough lost twice as many residents below the poverty line as
Above Poverty Level
634,856
696,667 61,811
9.7%
Below Poverty Level
23,779
32,215
35.5%
Total
658,635
728,882 70,247
Hatfield Borough
Montgomery County
U.S. Census Bureau
8,436
10.7%
dents with incomes above the poverty level dropped by less
than 1 percent, while those below the poverty level dropped
residents above in the 1990s. This resulted in a poverty rate
decrease from 6 percent to 5.5 percent in the Borough. Montgomery County experienced a much different trend, in which
the county’s population above the poverty line grew by almost
10 percent at the same time the population below the poverty
line grew by 36 percent. This resulted in an increase in the
poverty rate from 3.6 percent to 4.4 percent. So, while the
Borough was slightly poorer than the county in the 1990s, it
became more affluent while the county became less affluent.
51
52
HATFIELD BOROUGH
3. Recommendations
Based on findings from the existing conditions analysis and
task force and public input, a series of recommendations
are developed to achieve the Plan’s Vision and Goals. Six
groups of recommendations are provided including:
1. Modify zoning regulations to encourage development
and expansion;
2. Promote reuse and infill development;
3. Recruit businesses to the Borough;
4. Make physical improvements that enhance the business environment;
5. Establish financial incentives to assist business growth;
and
6. Market the Borough as place to locate and build business.
The recommendations provide actions to be carried out by
Hatfield Borough and other stakeholders. Actions include
changes to the Borough code, plans, and policies, capital improvement projects, recruitment strategies, and similar suggestions. The responsibility, priority, cost, and funding options
are detailed in Section 4 Implementation.
3.1 Modify Zoning Regulations
to Encourage Development and
Expansion
As described in Section 2, the zoning standards provided in
the core commercial and commercial transition areas do not
reinforce business development or the pedestrian environment desired by the Borough. The following recommendations suggest changes that will encourage business to locate
and expand within commercial areas. Business development
is further supported by encouraging an active and accessible
street environment.
53
3.1.1 Modify Zoning District
Boundaries
The Borough must create a consistent and cohesive Core
Commercial Area and commercial transition areas to encourage business development while respecting existing residential districts. Modifications to zoning district boundaries are
suggested as follows:
•
Expand the Core Commercial District to cover both
sides of South Main and East Broad Streets. This
will ensure that South Main and East Broad provide
consistent and complimentary uses and reinforce the
overall district of retail commercial businesses.
•
Expand the R-3 District to both sides of West Broad
Street as it approaches the Core Commercial Area.
Again, this will ensure that both sides of these streets
are treated equally and will provide a more cohesive
commercial area.
•
A small area of the R-3 District at the intersection of
Butler and Towamencin Avenues is proposed to be
changed to R-2 so that commercial uses would not
be allowed in this mainly residential area. Proposed
zoning district boundary changes are shown in the
Proposed Zoning Map.
54
HATFIELD BOROUGH
Map 13 Proposed Zoning
From Commercial and R-2 to
Core Commercial
From R-2 to
R-3
From R-3 to
Core Commercial
From R-3 to
R-2
District
55
3.1.2 Amend Core Commercial
District
The proposed amendments to the Core Commercial Zoning
District promote a retail district supported by commercial office,
mixed-use residential, and attractive walkable streetscapes.
Recommended changes are as follows.
•
Remove single-family detached residential units and
parking as permitted primary uses (parking will remain as an accessory use). These primary uses do
not support a commercial district.
•
Enhance design standards. The existing standards
need to be changed to ensure that new development
reinforces the desired scale, form, and design of the
Core Commercial Area. This should be done using
photographs and illustrations of desired development
types in the Borough and from elsewhere. Graphic
illustrations effectively communicate desired development form clearly to developers. An example of using photographs to communicate design standards is
provided on the opposite page. This example is from
Pottstown Borough.
•
Modify parking fee-in-lieu-of costs to reflect current
costs. The $2,000 parking fee should be updated to
reflect the current cost of building a parking space.
This cost has been calculated as $5,300 from the
recently bid Borough parking lot on Lincoln Avenue.
This cost should increase annually by an acceptable
standard, such as the cost of living index for inflation.
•
Modify Bulk and Area Standards to enhance village
character. These standards should be modified to
ensure that buildings are located close to the street
and reinforce accessibility and pedestrian friendly
streetscapes. The current maximum setback of 25
feet should be substantially reduced.
56
A mixed-use building on East Broad Street
HATFIELD BOROUGH
An example of using photographs to communicate design standards. This example is from Pottstown Borough.
57
3.1.3 Amend the Commercial District
The Commercial Zoning District should be an area of commercial office uses supported by retail and some mixed-use
residential. Village Office would be a more appropriate name
for the district. Walkability is important in this area as it is
closely connected to the Core Commercial Area. Proposed
amendments include:
•
Remove residential conversions, (from single-family
to multi-unit buildings) and single-family detached
residential units as permitted uses. These do not
support the desired commercial uses.
•
Include provisions for mixed-use developments
(similar to the Core Commercial District). Allowing
residential above commercial can help some busi-
An adaptive reuse of a residence as a health and
beauty spa
ness owners pay for their buildings and also can add
people to the commercial area, making it more active.
The rental market appears strong in the Borough and
should support mixed uses.
•
Develop design guidelines. These should be similar
to, and done in conjunction with, the design standards
in the core commercial zoning district.
•
Address curb cuts and access management. Shared
driveways and cross access easements should be encouraged to minimize the disruption of the pedestrian
and vehicular circulation. These changes should be
accomplished by amending the Borough Subdivision
and Land Development Ordinance. The illustration
on the right suggests how cross access easements
work.
•
Modify bulk and area standards to enhance commercial buildings. New standards should be created that
reinforce pedestrian scale buildings that are close to
the street.
An example of shared drive access and cross-access
easements.
58
HATFIELD BOROUGH
3.1.4 Amend the R-3 Residential
Commercial District
Parts of the R-3 Zoning District should transition from mainly
residential uses to mainly commercial uses. The district presents an excellent opportunity for new small office conversions
and possibly small-scale redevelopment. To encourage this
opportunity, the R-3 District should make business development and expansion easy for prospective small office owners.
The following amendments are suggested.
•
Allow professional office and similar business uses
by-right. Currently, commercial uses are allowed as
special exceptions only.
•
Modify bulk and area standards to reflect the setback
and development patterns of current buildings and to
strengthen street frontages. Changes should include
reducing the minimum (and maximum) front yard setback.
59
3.2 Promote Infill and Reuse
Opportunities
There are a number of specific lots and other areas where
infill or redevelopment opportunities exist because of the location of the lot or development interest. A handful of land owners are actively pursuing development for new commercial
businesses. If in an appropriate location, these opportunities
should be encouraged by the Borough.
Redevelopment options should also be considered where
residential uses exist in the core commercial and commercial transition areas. While no specific projects were recommended in the planning process, an example of a redevelopment option in the Core Commercial Area is provided (see the
below illustration). It is important to note that recommended
changes to the zoning ordinance proposed above will encourage business development and foster redevelopment projects.
The illustration at left shows a potential redevelopment concept for the southern part of the Core Commercial Area. This is shown for illustrative purpose
and the illustration does not reflect a specific recommendation in this plan.
Possible
60
Existing
HATFIELD BOROUGH
3.2.1 Hire part-time director of
revitalization
Encouraging redevelopment and advancing other recommendations in this plan will require the dedication of a paid professional that can track progress of revitalization efforts and
provide a consistent approach. Hatfield Borough should hire
a director of revitalization or similar position. This position will
Map 14 Potential Reuse & Redevelopment Opportunities
likely be part-time, but it is critical that it be paid as opposed to
volunteer to ensure that there is accountability and dedication
to this task.
Several options are possible to fill the Director of Revitalization position. The Borough Manager may be able to take on
additional responsibilities, which would require meeting with
realtors, developers, property owners, lenders, and others as
appropriate. The Borough might also look to existing groups
such as the Hatfield Economic Revitalization Committee
(HERC) or the Hatfield Chamber of Commerce. A third option
is to find an area resident that is experienced with owning a
business, lending practices, real estate or a similar profession. It may also be possible to hire a business recruitment or
downtown revitalization professional. There are many small
downtowns similar to Hatfield’s throughout Southeastern
Pennsylvania that have downtown managers or similar positions. The Borough may want to contact these municipalities
for advice and recommendations on applicants.
3.2.2
Encourage reuse of
select properties
Properties that are in a key location or have an owner that is
actively trying to move development forward should be prioritized. Four properties have been identified in this plan as being priorities for reuse or redevelopment. This recommendation should be considered with Recommendation 3.3.1 which
suggests niche market opportunities.
•
8 Market Street. This lot is located at the intersection
of East Broad Street and Lincoln Avenue and is one
61
of the most visible properties in the Borough. There
is an approved plan for a mixed use building with retail on the ground floor. A ground floor retail tenant
should be identified to move this project forward.
•
114 E. Broad Street (former Hatfield Cleaners Site).
The reuse of this site is critical to completing the continuity of businesses in the core area. A retail tenant should be identified for the ground floor with residential or commercial office on the second and third
floors.
•
464 S. Main Street (Funeral Home). This property
has been on the market for some time and should be
reused as a commercial office or retail use.
•
Main Hotel (S. Main Street). The Main Hotel is a distinct building on a large lot in a prominent location.
Appropriate reuse options include restaurants and office commercial.
3.2.3 Encourage industrial businesses
to open storefronts in the
Core Commercial Area.
Retail opportunities exist in Hatfield Borough for current industrial users. The best example of this may be Didden’s
Greenhouse, which could have a retail house plant or floral
storefront in the Core Commercial Area. Worldwide Stereo
similarly might be interested in have a retail component to
their warehouse site. The Borough should work with these
owners to find appropriate retail locations.
3.2.4 Acquire appropriate land
The Borough may be in a position to acquire land for revitalization if the right property presents itself. A number of the
properties in the Core Commercial Area will add significantly
to the Borough’s revitalization once developed. The Borough
has been working with the owners of these properties and
progress is being made. If an owner is not interested in revitalization and is interested in selling the property, the Borough
should consider purchasing the land to advance redevelopment efforts or develop needed amenities. A number of options are available for how lands are purchased including the
Borough buying land directly, forming a redevelopment authority to purchase and redevelop land, and going through an
existing authority such as the Montgomery County Redevelopment Authority.
62
Penny’s Florist in Keswick Village is an example of a
thriving flower and garden store that could serve as a
model for Didden’s Greenhouse in Hatfield Borough.
HATFIELD BOROUGH
3.3 Increase and Diversify the
Borough’s Retail Supply
Using Doylestown as a model, the market analysis identified
a series of potentially viable retail targets for the Core Commercial Area of Hatfield Borough. Using the market analysis
as a guide, the Borough should strive to attract retailers of the
key targeted types as an overall economic development effort
to supplement the current array of retailers in the Core Commercial Area. The following detailed strategies are suggested
to accomplish this recommendation:
3.3.1
Pursue new business niche
opportunities identified in the market
analysis
Business niche opportunities outlined in the market analysis include apparel items, restaurants, specialty goods, and
community-serving goods and services. Because the analysis identifies these specific types of retailers as viable for the
Core Commercial Area, the Borough should work to ensure
Iron Hill Brew Pub in West Chester has several locations in small towns in Southeastern Pennsylvania
that these businesses are targeted. The sequence of pursuing new businesses is an important consideration for their
success because some types of businesses depend on other
types to survive. As a result, we recommend that the Borough
attract additional retailers in the following order:
1. Restaurants – approximately 36,000 square feet (five or
six restaurants)
•
Limited-service restaurants
•
Full-service restaurants
2. Community-serving goods and services – approximately
22,000 square feet (four or five stores)
•
Gift and novelty stores
•
Specialty foods
•
Wine/liquor
•
Cosmetics
•
Jewelry
63
3. Apparel stores – approximately 37,000 square feet (two
to five stores)
•
Women’s clothing
•
Family clothing
•
Men’s clothing
•
Children’s clothing
•
Accessories
•
Shoes
4. Specialty goods stores – approximately 15,000 square
feet (three to five stores)
•
Antiques
•
Cameras
•
Specialty sporting goods
•
Books
•
Music
•
Office supplies
•
Tobacco
•
Art
Restaurants should be the first type of additional retail pursued by the Borough since they appeal to a large portion and
variety of the population and often result in nearby spin-off
businesses if successful. Next the Borough should bolster its
community-serving goods retail offerings. Since these types
of stores serve primarily the nearby residents, there will always be a demand by the local population. Since the stores
in the apparel and specialty goods categories are much more
specialized, they should be pursued after restaurants and
community-serving retailers are well established and can help
support these businesses with their customers.
Destination stores would also do well in Hatfield Borough as
witnessed by Wood Burners, which has been in the Borough
for 30 years. New destination businesses could include such
specialty retailers as full-service restaurants (especially fine
dining), various types of apparel stores (particularly specialty
clothing you can’t find everywhere), luggage/leather, specialty
sporting goods, sewing/needlework, music, gift/novelty, furniture, home furnishings, and art.
64
HATFIELD BOROUGH
3.3.2 Match market opportunities
with available properties; identify
individual or groups of properties
that are suited to assemblage
Different types of retailers will require different kinds of spaces
and buildings. The average restaurant is about 3,000 to 5,000
square feet and the average store tends to be about 1,500 to
3,000 square feet, but obviously many variations exist. For
example, chain retailers tend to be larger than locally-owned
versions of the same type. Recommendation 2.1 identified
potential locations for various types of businesses based on
space and land availability, building size, and location. As a
result, prior to contacting specific prospective new business
owners, the Borough should reveal the suggested locations
A real estate sign in front of the Funeral Home on
South Main Street.
for the various types of recommended businesses and advertise that as part of the recruitment effort.
3.3.3 Work with realtors to recruit
new businesses
Realtors are a valuable potential partner for recruiting desired
businesses.
Realtors often know specific properties and
space configurations intimately, while at the same time being familiar with prospective property availabilities as well as
market trends for the community. The Borough should reach
out to local realtors for their assistance.
3.3.4
Solicit developers and
property owners that can help attract
business types necessary to complete
the desired mix
Other key players regarding business recruitment are developers and owners of commercial properties looking to fill
vacant retail space. Developers of new retail buildings are
often very familiar with specific national and local retailers and
can offer assistance with recruiting them to their new developments. Owners or brokers of existing commercial space also
65
commonly have many contacts with retailers and could potentially be a resource for recruiting them to their own buildings or
other properties in Hatfield’s Core Commercial Area.
3.3.5 Address the needs of existing
businesses and identify opportunities
to assist with their expansion
With all the discussion of attracting new businesses, the Borough must not forget the importance of its existing businesses,
many of which have been in town for decades. Therefore, the
Borough should ensure that the needs of existing businesses
are acknowledged and addressed if possible so they can remain viable, whether it’s financial, promotional, or procedural
assistance. Furthermore, in a similar fashion, the Borough
should support businesses that express interest in expanding
their operation.
66
HATFIELD BOROUGH
3.4 Make Physical Improvements
that Enhance the Business
Environment
The improvements that have been made to the Borough’s
streetscape and building façades in recent years have had a
tremendous impact on the quality of pedestrian environment.
These improvements should be continued. The following recommendations identify specific physical improvements that
should be made in the Borough.
3.4.1 Develop master site plan for
Electric Park
The plan should include an anchor / gateway to the Borough’s
Core Commercial Area. The site may also be able to serve
as a trailhead for the Liberty Bell Trail. The concept should
include improved access to Borough Hall, a plaza, and interesting plantings and designs. A concept diagram is provided
below for initial design discussions.
Possible
Electric Park has limited amenities and poor circulation. The concept plan at right should be used a basis
for developing a new park design.
Existing
67
3.4.2 Continue streetscape
improvements to the commercial area
Table 20. Estimate of Probable
Streetscape Costs
Bid
Item
Improvements should be done over a series of phases so
that they are affordable to the Borough. Adoption of this plan
will make the Borough eligible for implementation funds from
the Montgomery County Revitalization Program. Proposed
phases follow:
Description
Unit
Unit
Price
Streetscape
/ Linear Foot
LS
-
$1.00
LS
-
$2.10
2
Mobilization/Demobilization
Highway Traffic Control
3
Sawcut Sidewalk
LF
$3.80
$2.70
4
ADA Curbcuts
EA
$300.00
$1.75
1
•
Phase A. South Main Street to Electric Park.
5
4” Sidewalk (90 SF ea)
SF
$8.00
$14.50
•
Phase B. Market Street to Union Street.
6
Concrete Coating
SF
$0.18
$0.31
•
Phase C. South Main Street from Electric Park to the
7
2’ Wide Unit Paver
Utility Strip
SF
$15.00
$22.00
Phase D. West Broad Street from Main Street to the
8
Tree Pits and Tree
Grates
EA $1,600.00
$32.00
Borough Line.
9
Trees (50’ O.C.)
EA
$650.00
$13.00
10
Light Standards (100’
O.C.)
EA $4,000.00
$40.00
Streetscape Costs Per Linear Foot:
$129.36
10% Contingency:
$12.94
15% Design and Engineering:
$19.40
Borough line.
•
•
Phase E. Union Street to the Borough Line.
Proposed phasing is shown in the Streetscape Phasing map.
Cost estimates follow.
TOTAL:
Map 15 Streetscape Improvement Areas
$161.70/LF
Table 21. Estimate of Probable Streetscape
Costs by Phase
Bid
Estimated
Item
Description Unit Quantity
Linear
Foot
Price $
TOTAL
A. Main Street*
LF
2,400
$84.75
$205,000
B. Market Street
LF
2,000 $161.70
$325,000
LF
2,500 $161.70
$405,000
LF
3,600 $161.70
$585,000
LF
1,800 $161.70
$290,000
South Main
C.
Street
West Broad
D.
Street
North Union
E.
Street
TOTAL
$1,810,000
*Tree grates, Trees, and new sidewalk patching is already provided in this area.
68
HATFIELD BOROUGH
Proposed Center raised landscaped medians and a
center flush concrete/stamped asphalt median from
Hatfield Borough’s Traffic Calming Feasibility Study.
3.4.3 Implement recommendations
from the pending Traffic Calming
Study
Hatfield Borough recently completed a traffic calming study
that recommends improvements to roadway configurations
including curb extensions, gateway features, center paving
and planting, and other changes. All the changes will collectively slow traffic and increase pedestrian safety and comfort.
These changes are therefore important to revitalization efforts
and are endorsed in the plan. Changes include:
•
Gateway features at Union Street near the intersection with Garfield Avenue and on Main Street near the
intersection with E. School Street. It is recommended
that decorative “Welcome to Hatfield Borough” signage be installed at the entrance into the Borough on
West Broad Street near Towamencin Avenue.
•
Implementation of traffic calming measures to identified roadways within the Borough including painted
center medians on Union Street from the Borough
entrance to the train tracks
•
On Towamencin Avenue install surface mounted delineators and pavement markings to eliminate the free
flow right turn movements
3.4.4 Develop enhanced connections
from Borough and Township
neighborhoods to the Core
Commercial Area
Connections should include signage, streetscape improvements, and wayfinding tools to direct residents to the core.
These improvements will attract more individuals to the core
and better support local businesses. Sidewalk improvements
have been targeted and a plan should be developed for the
next phase of improvements.
69
3.4.5 Establish Lincoln Avenue as
a pedestrian friendly “complete
street”
Complete streets provide an attractive safe environment
for all modes of transportation. The concept is intended to
make streets active for pedestrians, cyclists, and other nonautomotive forms of transportation by adding amenities to the
streetscape. Changes should also be made to private properties by bringing buildings to the street and making transparent connections between the public and private realms. The
Borough should initiate a complete streets design on Lincoln
Avenue.
70
COMPLETE STREETS are designed and operated
to enable safe access for all users. Pedestrians,
bicyclists, motorists and bus riders of all ages and
abilities are able to safely move along and across a
complete street. A complete streets concept should be
developed for Lincoln Avenue. The bottom illustration
suggests the potential effect that a complete street
can have.
HATFIELD BOROUGH
3.5 Establish Financial
Incentives to Assist Business
Growth
Another important component of the business recruitment effort is identifying financial incentives for businesses that can
assist them in a variety of ways, including starting up, expanding, or improving/renovating. A variety of sources exist ranging from private to local to state programs.
3.5.1 Promote the façade
improvement grant program
The Hatfield Borough Economic Revitalization Committee
Design Challenge Grant Program provides matching grants
to commercial property owners or business owners with property owner approval to encourage the restoration of building
façades and enhance the appearance of storefronts in the
Core Commercial Area of the Borough. Through the program,
matching grants are provided for up to $8,500 for façade improvements. Grants are supported by the Pennsylvania Main
Street Center and the Pennsylvania Department of Community and Economic Development (DCED).
The program is a particularly valuable resource for the borough’s businesses because the grant is higher than most.
Therefore, the Borough should ensure that all businesses are
aware of the program and receive applications so they can
participate if able to provide the match. The Borough should
also work to bundle applications for multiple contiguous buildings and look to the Department of Community and Economic
Development for matches. The approach will create a more
high-profile project and the potential to leverage new funds.
71
3.5.2 Investigate loan programs for
existing business expansion and
development
In addition to grants, low-interest loans can be equally as
important to businesses for financing improvements, expansions, and other financial needs. Businesses can pursue such
loans through local banks or contact the Small Business Administration for further assistance on applying for low-interest
loans. The Borough could further assist its businesses in this
regard by being a resource for information on such available
loan programs and offering the information on its website.
3.5.3
Consider the various state
funding sources/programs for
business district improvement
There are also a variety of state-sponsored funding sources and programs through the PA DCED (www.newpa.com).
While programs exist for various community needs, including businesses, several could apply to assisting businesses
in Hatfield’s Core Commercial Area, including:
72
•
Business in Our Sites Program
•
Community Revitalization Program
•
First Industries Fund
•
Infrastructure and Facilities Improvement Program
•
Infrastructure Development Program
•
Opportunity Grant Program
•
Regional Investment Marketing Program
•
Local Economic Revitalization Tax Assistance
HATFIELD BOROUGH
3.6 Market the Borough
Marketing has an important role to play in business growth.
This involves establishing the Borough’s identity as a unique
place in Montgomery County and then getting the word out
to prospective businesses and potential customers. Whether
the Borough takes this role on itself or looks to outside resources for assistance, it is a critical component of a successful economic development program.
3.6.1 Promote Borough’s assets as
incentives for prospective businesses
Hatfield Borough has many qualities that make it an advantageous location for a prospective business. These include:
•
Low-cost electricity
•
Relatively low taxes
•
Business-friendly government
•
Good access to customers
Because these are unique assets among the municipalities
in the region (particularly low electricity costs), the Borough
should ensure that it adequately advertises these attributes
through marketing materials and/or the website. Perhaps a
Borough slogan or motto would further contribute to this marketing effort.
3.6.2 Encourage full business
participation in the Hatfield
Chamber of Commerce
The Hatfield Chamber of Commerce is an extremely valuable
resource which incorporates businesses from both Hatfield
Borough and Hatfield Township. The organization is large
enough to have clout in the region, but small enough to attend to each member business. The Chamber can assist with
business promotion, recruitment, and site selection. Also,
its monthly meetings provide an ideal setting for networking among members and prospective new businesses. The
73
Borough should encourage all of its businesses to become
members to maximize the collaborative benefits of such an
association.
3.6.3 Coordinate marketing with
other regional agencies
The Philadelphia region contains a variety of marketing agencies, from the Greater Philadelphia Tourism and Marketing
Corporation (GPTMC) to county-level organizations and local
chambers of commerce. Any marketing efforts undertaken by
the Borough should be coordinated and linked with existing
agencies’ efforts. For example, Hatfield could pursue providing a link on GPTMC’s website to the Borough’s website, provide regular events announcements, or report on Chamber
activities. This could be pursued at the county level as well.
The more such agencies can cross-reference, the better it is
for individual businesses in the Borough and throughout the
region.
3.6.4 Promote Borough’s strategic
location on the Liberty Bell Trail
The Liberty Bell Trail is a fairly new recreational resource for
Hatfield and the region. Although it is currently incomplete, it
does have a major presence in the Borough as it traverses
the Core Commercial Area and will have a special designation as part of the new Liberty Bell Trail Plaza and Parking Lot
on Lincoln Avenue. Once it is complete, the trail will provide
an important recreational link to other parts of Montgomery
County, and will bring visitors into the center of town. The
Borough has an opportunity to capitalize on this resource
by advertising and promoting the trail on its website, other
marketing websites and organizations, signage, and in local
businesses. Depending on its popularity, the trail may offer
future opportunities to prospective businesses related to the
trail and bicycling. One opportunity might be offering coupons
or discounts to customers who arrive on bike.
74
HATFIELD BOROUGH
3.6.5 Promote/enhance existing
events and consider additional events
for the Core Commercial Area
Everyone loves a good festival, and Hatfield Borough holds
a few each year, including a Founders’ Day festival and the
Christmas event. Such events are important for a community
like Hatfield because they bring people to the center of town
that may not otherwise go there, providing exposure to the
businesses and community’s attributes. The Borough should
consider additional festivals. One focused on historic automobiles hosted by Hatfield Auto Museum (a Hatfield Hot Rods
Day) might be popular in the Borough. A weekly farmers market is another effective marketing technique. The Borough
should also promote live music by encouraging live music at
restaurants and taverns. The Borough must make sure that
it sufficiently promotes events through web sites, print, and
other materials to ensure that all events draw significant attendees.
3.6.6 Develop arts theme
Art installations are used in downtowns and other areas as
a series of icons informing visitors and residents that they
are in a distinct place. Installations can vary from a gateway
sculpture to the repeated or thematic use of figures, shapes,
and other structures leading up to or within Core Commercial
Areas. This technique has been used along the Main Line
in the Philadelphia suburbs with decorated golden retrievers
and along the Delaware Canal in Bucks County with sculptures of mules. Hatfield Borough’s Core Commercial Area
One of the sculptured mules along the Delaware
Canal in Bucks County.
could include an arts theme based on Hatfield hogs, the bacon trail, Hatfield hotrods, or a similar idea. Creation of the
installations could involve designs inspired by local students
or an arts competition.
75
3.7 Provide incentives to
enhance residences
Hatfield Borough has a relatively stable residential base and
housing stock but should work to stem and reverse the conversion of single-family units into multifamily units. Over the
years a large number of the Borough’s single-family units have
been converted to multifamily. These units increase transiency as renters move in and out, and increase the demand for
parking, and need for services. Converted units can also suffer from lack of upkeep as the owners of the property do not
typical live in the building and do not address routine improvements and upkeep, such as picking up litter and maintaining
the lawn.
Another issue facing residential areas is maintenance of
homes and apartments. Many home owners cannot afford to
do required maintenance to keep their homes safe and attractive. If maintenance is deferred for too long, a building can
begin to become deteriorated and have a blighting influence
on surrounding homes, impacting the overall quality and character of an area. The Borough should help owners improve
their homes by encouraging improvements to home exteriors,
or facades, and other home systems. Assistance could come
in the form of grants, home improvement seminars, and block
improvement competitions.
3.7.1 Incentivize deconversions
The conversion of single-family homes into multi-unit apartments should be discouraged by changing zoning regulations
to not permit these conversions. Owners of homes that have
already been converted to multi-family units should be encouraged to deconvert their units back into single family dwellings.
The Borough should financially assist owners by providing
small grants for deconversion projects. The Borough should
also consider other incentive programs to enhance converted
units, as appropriate.
76
Numerous Direct TV dishes on a home that was converted to multiple apartments
HATFIELD BOROUGH
3.7.2 Provide homeowner
improvements grants
To encourage the upkeep and maintenance of homes, Hatfield
Borough should provide incentives for making improvements
to façades, roofs, structures, and mechanical and electrical
systems. Incentives should be in the form of small matching
grants, or other programs as appropriate, similar to the current
façade improvement program for the commercial buildings.
A residence on South Main Street
77
78
HATFIELD BOROUGH
4. Implementation
This section provides an implementation table to guide the
Borough in taking action on the study recommendations. The
table includes:
•
Recommendation. The action that is recommended to
be taken.
•
Responsibility. The agency or individual that is responsible for initiating the action and carrying it forward.
•
Priority. Priorities are described as low, medium, or high.
•
Cost estimate. These are general cost estimates for budgeting purposes.
•
Funding. Specific funding programs are identified that
are best suited for specific recommendations.
The new Hatfield Borough parking lot and plaza under
construction.
Table 22 Implementation
Responsibility
Cost
Priority
Medium
Recommendation
Funding
3.1.1
Modify Zoning District Boundaries
Borough
$3,500
LUPTAP/
Borough
3.1.2
Amend Core Commercial District
Borough
$3,500
LUPTAP/
Borough
3.1.3
Amend the Commercial District
Borough
$3,500
LUPTAP/
Borough
3.1.4
Amend the R-3 Residential Commercial District
Borough
$3,500
LUPTAP/
Borough
3.2
Promote Infill and Reuse Opportunities
3.2.1
Hire Director of Revitalization
Borough
$30,000/yr
3.2.2
Encourage Reuse of Select Properties
Borough
$0
NA
3.2.3
Encourage Industrial Businesses to Open
Storefronts in the Core Commercial Area
Borough/Industries
$0
NA
3.2.4
Acquire appropriate land
Borough
Variable
3.3
Increase & Diversify the Borough’s Retail Supply
3.3.1
Pursue New Business Niche Opportunities Identi- Borough /
$0
fied in the Market Analysis
Dir. of Revitalization
3.3.2
Match Market Opportunities With Available Proper- Borough /
$0
ties
3.3.3
Work With Realtors to Recruit New Business
Dir. of Revitalization $0
Ongoing
3.3.4
Solicit Developers and Property Owners That Can Borough /
Help Attract Business Types Necessary To Com$0
plete the Desired Mix
Ongoing
3.3.5
Address the Needs of Existing Businesses and Iden- Borough /
Unknown
tify Opportunities to Assist With Their Expansion
Ongoing
Low
Modify Zoning Regulations to Encourage Development and Expansion
High
3.1
DCED/Mont
Co/ Borough
Ongoing
NA
NA
NA
NA
79
Responsibility
Cost
Priority
Medium
Recommendation
Funding
3.4.1
Develop Master Site Plan for Electric Park
3.4.2
Continue Streetscape Improvements to the Com- Borough
mercial area
$1,810,000
(All phases)
3.4.3
Implement Recommendations from the Pending Borough
Traffic Calming Study
Variable
3.4.4
Develop Enhanced Connection From Borough and Borough/
Township Neighborhoods to the Core Commercial Twp.
Area
Hatfield $10,000
3.4.5
Establish Lincoln Avenue as a Pedestrian Friendly Borough
Complete Street
3.5
Establish Financial Incentives to Assist Business Growth.
3.5.1
Promote Facade Improvement Grant Program
3.5.2
Investigate Loan Programs for Existing Business Dir. of Revitalization $0
Expansion and Development
3.5.3
Consider the Various State Funding Sources /Pro- Borough /
$0
grams for Business District Improvement
3.6
Market the Borough
3.6.1
Promote the Borough’s Assets as Incentives for Borough /
$5,000 +
Prospective Businesses
3.6.2
Encourage Full Business Participation in the Hat- Borough /
$0
field Chamber of Commerce
3.6.3
Coordinate Marketing with other Regional Agencies Borough / Chamber $0
3.6.4
Promote the Borough’s Strategic Location on the Borough /
Liberty Bell Trail
MCRP
3.6.5
Promote / Enhance Existing Events and Consider Borough /
$5,000 +
Additional Events for the Core Commercial Area
/ HERC
MCRC
3.6.6
Develop Arts Theme
3.7
Provide incentives to enhance residences
3.7.1
3.7.2
80
Borough
Low
Make Physical Improvements that Enhance the Business Environment
High
3.4
$25,000
DCNR /
MCRP
Phased
Undetermined
DCNR /
DCNR C2P2
$150,000
Dir. of Revitalization $0
/ HERC
DCNR /
DCED /
MCRD
DCED /
PennDOT
Ongoing
DCED / HERC
/ MCRP
SBA
Ongoing
NA
MCRP /
DCED
NA
Ongoing
NA
Borough / Private
Unknown
MCRP
Incentivize residential deconversions
Borough
Unknown
DCED Mont
Co.
Provide homeowner improvements grants
Borough
Unknown
DCED / Mont
Co.
HATFIELD BOROUGH
4.1 Potential Funding Sources
The following list of funding programs from local, county,
state, and federal sources are available to Hatfield Borough to
implement the recommendations in this Revitalization Plan.
Local
Tax Increment Financing
Tax Increment Financing (TIF) is a financing tool used by municipalities throughout the country to fund redevelopment and
community improvement projects. TIF allows future tax income from development to finance the current improvements
that will eventually create those tax gains. More specifically,
development or redevelopment increases the value of a site
or district, creating more taxable property and tax revenues,
or the tax increment. TIF then dedicates the increased revenue to the specific project to finance the debt issued to pay
for the project. TIF is often geared toward distressed or underdeveloped areas where development is not otherwise occurring, and also creates funding for public projects that may
not otherwise be affordable to municipalities. State enabling
legislation provides local governments the authority to designate TIF districts.
Example: TIFs are often used for infrastructure improvements. In Hatfield Borough, a potential application might be
to fund stormwater improvements to mitigate flooding.
Hatfield Economic Revitalization Committee (HERC)
The HERC was created by Borough Council to act as an advisor to Council on matters of economic revitalization and development. HERC has a limited funding and is in the process
of implementing the recommendations on the Revitalization
Plan, namely developing a streetscape design for the downtown and developing a facade improvement program to assist
property and business owners to rehabilitate the fronts of their
buildings.
81
County
Montgomery County Community Revitalization Program
The Montgomery County Community Revitalization Program
was started by the County Commissioners in 2000 to help
create a strategic economic development program that will
strengthen and stabilize the county’s older communities for
the long term. The program also aims to help these communities become more vibrant, livable, and attractive places
to work, live, and visit. The program provides “seed” money
that assists municipalities in their revitalization, redevelopment, and rebuilding. It is hoped by doing so, these places
will have an appropriate and sustainable future in the regional
economy.
Grants are available to specific targeted areas only, which
may include entire municipalities or portions of municipalities.
Only Montgomery County municipalities may apply for the revitalization program, although they may apply on behalf of an
organization doing a project within the municipality. Hatfield
Borough’s maximum annual eligible cap is $452,100.
Example: These funds can be used for a variety hard and soft
costs and acquisitions. Hatfield Borough might use this program for funding a Director of Revitalization, improving building facades, or making streetscape improvements.
State
Applicable public funding mechanisms for the Public Sector
Improvements will be predominantly from the Commonwealth
of PA, as the state has many programs to assist communities,
districts, and even specific properties. In some instances, locally initiated funding sources will be applicable.
PennDOT Twelve Year Program and Transportation Improvement Program (TIP).
Typically, projects are funded with 80 percent Federal Highway Administration (FHWA) funds and 20 percent other funds.
Traditionally, PennDOT provides the entire 20 percent of
82
HATFIELD BOROUGH
other funds. Priority is generally given to projects that are
presented for inclusion in the Twelve Year Program and TIP
if the 20 percent other funds are provided by local sources.
These projects are known as Local Match Projects. Typically,
the greater the local match, the more likely the project will be
added to, and given its priority on the Twelve Year Program
and TIP.
Providing the local match is accomplished in a number of
ways. Right-of-way can be acquired as development occurs
along the corridor. This available right-of-way can be credited
toward the 20 percent local match. Also, certain developers
might be willing to contribute toward the design of the project,
realizing their responsibility to mitigate impact and the importance of maintaining traffic flow and good access. Other possible sources of the 20 percent local match are utility clearances, environmental clearances and design. Typically, the
more work provided by the municipality to advance the project
through the design process, the higher the priority it will receive from PennDOT for construction.
Land Use Planning & Technical Assistance Program
The Land Use planning and Technical Assistance Program
(LUPTAP) provides financial assistance to municipalities and
counties of the commonwealth for the purpose of developing
and strengthening community planning and implementation.
Preference is given to intergovernmental partnership between
two and more municipalities and counties. Funds can be used
for rapidly growing communities working to accommodate new
commercial, industrial or residential development while minimizing growth related problems such as loss of farmland and
open space, land use conflicts and environmental impacts.
More information http://www.dcnr.state.pa.us/brc/grants/
Example:
LUPTAP can be used to make recommended
changes to the Borough’s Zoning Ordinance.
83
PA Department of Recreation and Natural Resources
(DCNR) Community Conservation Partnership Program
(C2P2)
A bond issue approved in a statewide referendum initially
funded this program. Perennial funding is through a dedicated percentage of the statewide real estate transfer tax.
Funding from the program is dedicated toward recreation,
environmental and cultural heritage resources throughout the
state. Trails are eligible. Roadway projects are generally not
eligible. Several agencies distribute funds through competitive grants, including: the PA Fish and Boat Commission, PA
Historic and Museum Commission, and the PA Department of
Conservation and Natural Resources (DCNR).
Most devel-
opment grant applications are due in April. Consult with the
DCNR Regional Advisor. State funds can be used for discrete
projects or as a match to federal funds. DCNR requires a 5050 match (cash or in kind) to its grant awards for trails.
More information http://www.dcnr.state.pa.us/brc/grants/
Example: The Borough could apply to the C2P2 program to
make improvements to Electric Park.
PA Business in Our Sites Program
The Business in Our Sites program is a $300 million grant and
loan pool that enables municipalities, public authorities, and
private developers to prepare sites for speculative development. $10 million in funding is reserved for predevelopment
grants of up to $250,000 that are intended to assist communities determine the feasibility of a project and to obtain technical information necessary for a project’s completion. $100 million in grant funds and $190 million in loan funds are available
to acquire land, conduct environmental assessments and remediation, and perform demolition. Funds may also be used
for site preparation activities and installation of infrastructure
(sewer, water, storm water, utilities, telecommunications, etc.)
both on site and as needed to bring service to the site. They
may also be used for access roads or other necessary on-site
and off-site transportation improvements.
84
HATFIELD BOROUGH
Grant funds are only available to publicly-sponsored projects
that cannot support repayment of a loan in the full amount of
the project and will be provided only in combination with a
loan and to support certain activities, such as environmental
remediation. Loan repayment terms vary based on the end
use/ownership structure. Projects that can demonstrate a
substantial likelihood of reuse if made ready and that focus on
generating economic growth and reusing underutilized sites
will be given priority.
More information:
http://www.newpa.com/
Local Economic Revitalization Tax Assistance (LERTA)
The program allows local taxing authorities to exempt or
graduate tax on improvement to business property if such
property is located in a deteriorating area as determined by
the municipal governing body or is subject to a governmental
order requiring the property to be vacated, condemned or demolished by reason of noncompliance with law, ordinance, or
regulations. Improvements eligible for tax exemption include,
repair, construction, or reconstruction including alteration and
additions having the effect of rehabilitating a structure so that
it become habitable or acquires higher standards of safety,
health, economic use or amenity, or is brought into compliance with governing laws, ordinances, or regulations.
PA Community Revitalization Program
The Community Revitalization Program (CRP) grant funds
may be used for projects that aid in revitalization of Pennsylvania communities. Eligible applicants include municipal governments and authorities and non-profit corporations. Eligible
projects must demonstrate that they will improve the stability
of their community, promote economic development, improve
existing or develop new civic, cultural, recreational, industrial
or other facilities, promote the creation of jobs or enhance
the health and welfare of Pennsylvania citizens. CRP grant
awards are made in three funding cycles each fiscal year.
More information:
85
PA Infrastructure Development Program
The Infrastructure Development Program provides grants and
low-interest loan funds for various types of projects. Eligible
entities include municipalities, municipal authorities, and real
estate developers. Applicable types of projects covered by
the grant include clearing and preparation of land and environmental remediation; water and sewer systems; storm sewers; parking facilities; and at former industrial sites, land and
building acquisition, construction and renovation by private
developers, and telecommunications infrastructure. Loans
and grants are provided for up to $1.25 million, however, no
more than 20% of the annual appropriation can go to a single
municipality.
More information: http://www.newpa.com/
The Opportunity Grant Program provides grants to firms or
municipalities representing firms to create significant jobs in
the applicable fields of research and development, and export
services, as well as firms establishing a regional or national
headquarters. Applicable types of projects covered by the
grant include machinery and equipment; working capital; job
training; infrastructure; land and building improvements; environmental assessment and remediation; acquisition of land,
buildings, and right-of-ways; and site preparation, demolition,
and clearance. While the state has not indicated any grant
maximum or minimum amounts, eligible projects must create
a significant economic impact to the state, region, or municipality in which the company will locate or expand. In addition,
there is a 4:1 match required from private sources.
More information:
Pennsylvania Redevelopment Assistance Capital Program (RACP)
Grant funds providing for the acquisition and construction of
regional economic, cultural, civic, and historical improvement
projects. Preference is given to projects that display significant potential for improving economic growth and the creation
86
HATFIELD BOROUGH
of jobs and new opportunities to a diverse group of communities throughout Pennsylvania. Uses include property acquisition, site preparation, construction/building renovation; construction period interest; and permits and approvals. Grant
amounts vary and disbursements occur on a reimbursement
basis only. The minimum individual project cost is $1 million.
Federal
Public Works and Economic Development Program
The objective of this grant, administered by the U.S. Department of Commerce, Economic Development Administration,
is to promote economic development and job growth. Investments through this grant are meant to help improve and
expand infrastructure to attract new industry, encourage expansion, and generate long-term private sector employment.
Applicable eligible uses include industrial access roads, industrial and business parks, business incubator facilities,
redevelopment of brownfields, and telecommunication infrastructure improvements necessary for business retention and
expansion. Eligible activities to support these uses include
the development of publicly-owned land and facilities (including engineering, construction, and rehabilitation.
More information: http://www.eda.gov/AboutEDA/Programs.
xml
Surface Transportation Program (STP):
Eligible projects include the construction of bicycle transportation facilities; construction of pedestrian walkways; bicycle
safety brochures, maps and public service announcements.
Any bicycle project must be primarily a transportation project
and STP projects should encourage desirable traffic patterns.
Additionally, STP projects should sensitize people to environmental and social concerns. The Federal Highway Administration (FHWA) administers this program.
87
TEA-21 Enhancements (SAFETEA-LU)
The Transportation Equity Act for the 21st Century (TEA-21)
is a federal program that funds transportation related projects and is a direct successor to the 1991 Intermodal Surface Transportation Efficiency Act (ISTEA). The bill allocated
approximately $217 billion nationwide over six years and
includes funding for trails and parks. In Pennsylvania, the
Department of Transportation (PennDOT) administers several TEA-21 bicycle and pedestrian related programs. Grant
awards in excess of $1 million are not unreasonable for trail
projects.
Typically, a non-federal match is required to be 20% of the
grant award. A strategy preferred by PennDOT is to require
the local partner to prepare construction documents and obtain necessary environmental clearances, property control
documents and utility relocations plans as the local match for
these “pre-construction” tasks - so that the project is ready
for construction using the TE funding. The costs to prepare
these documents can be the non-federal match to the TEA-21
funds, and does not necessarily need to be exactly 20% if all
needed documentation can be completed for less. Reauthorization is expected in 2010/2011.
More
information:
http://www.fhwa.dot.gov/safetealu/sum-
mary.htm
Example: “Complete Street” improvements to Lincoln Avenue.
Congestion Mitigation and Air Quality (CMAQ)
CMAQ is a federal program created by TEA 21 to fund projects that will contribute to the improvement of air quality in
non-attainment areas designated by the federal government.
The Philadelphia region, including Montgomery County is
classified as a non-attainment area and is eligible to receive
funds from this program. Eligible project types include closed
loop traffic signal systems, recreational trails, improvements
to existing public transportation and creation of new public
transportation services and facilities.
88
HATFIELD BOROUGH
4.2 Conclusion
The recommendations in this plan provide the framework for
revitalizing Hatfield Borough. As with any revitalization effort
positive changes will require action from numerous stakeholders, significant private and public capital, and a supportive
real estate market. As such, the recommendations vary in
the level of effort required, who is responsible and the amount
of resources required. For example, changes to zoning ordinances can be initiated by the Borough and are relatively
affordable; they will also have a significant impact on how
attractive the Borough is for new businesses. Streetscape
improvements are expensive, but they can be accomplished
in phases by carefully leveraging funds from available programs.
Other recommendations are beyond the Borough’s direct control and require supportive market conditions and action from
the private sector. Owners of properties that are ready for redevelopment must develop creative and productive projects.
Businesses owners and merchants must be recruited and
provided with opportunities that meet their needs. Establishing these relationships and making the connections between
a merchant’s needs and available property will take time. The
Borough can guide these recommendations by hiring a Director of Revitalization.
As the attractive qualities of small town life are rediscovered
the revitalization of Hatfield Borough is all but certain. This
Plan acts as a catalyst to revitalization and guides growth in
the Borough. The future of Hatfield Borough will include new
businesses in converted residential buildings, stores and restaurants opening in the Core Commercial Area, stable residential neighborhoods, and lively pedestrian streetscape that
visitors and residents alike will enjoy. Hatfield Borough will
continue to be a great place to live, work, and own a business.
89
90
HATFIELD BOROUGH
APPENDICES
Appendix A - Meeting Agendas,
Notes, Presentations,
and Handouts
Appendix B - Business Surveys
Appendix C - List of Businesses
91
Appendix A
SCHEDULE - All Meetings are on second and fourth Wednesdays
January 13, 2009
Tues 1/13
Task Force Meeting 1 – Kick off. Established project protocols,
milestones, firm up meeting dates, and solicit steering committee
ideas for the plan. Formulate goals, review existing conditions
Wed 1/28
Task Force Meeting 2 - Programming / Information Gathering.,
Identify priority revitalization areas.
Wed 2/11
Public Meeting 1 – Goal Setting and Existing Conditions. An
overview of existing market and physical conditions and a series of
Draft Goals will be presented to the public.
Wed 2/25
Task Force Meeting 3 – Revitalization Concepts. Present List of
Goals, Community Analysis & results from Stakeholder interviews,
survey results, and preliminary recommendations.
Wed 3/11
Task Force Meeting 4 – Preview Draft Plan.
Wed 3/25
Task Force Meeting 5 – Finalize recommendations and the
revitalization strategy.
Wed 4/8
Public Meeting 2 – Draft Plan and Prioritization. Present the
draft revitalization strategy and recommendations to the public.
Wed 4/22
Task Force Meeting 6 – Finalize Plan. Review public comments
with the committee and decide on final revisions to the draft plan.
Wed 5/13
Public Meeting 3 - Presentation of the Final Plan. The final plan
will be presented at a public hearing.
Hatfield Revitalization Task Force – MEETING 1
Borough Hall - 7:00 P.M.
Hatfield Borough, Montgomery County
SC# 08074.10
AGENDA

Introductions/Overview of Study

Proposed Schedule (reverse side)

Previous Planning Efforts
2009 Hatfield Borough and Hatfield Township Greenway Plan
2006 Hatfield Borough & Hatfield Township Open Space Plan
2000 Hatfield Borough Revitalization Plan and Market Study
1994 Hatfield Borough Comprehensive Plan
2004 Shaping Our Future: Montgomery County Comp Plan
2000 North Broad Street Streetscape Improvement Plan

Designate priority revitalization area(s)

Goals and Objectives (initial discussion)

Next Steps
o Key Person Interviews
o Identify Development Opportunities
o Existing Business Survey
Project Consultant Contact Info:
Simone Collins (610) 889-0348
Urban Partners
Oliver Carley, AICP PP
ocarley@simonecollins.com
Chris Lankenau, AICP (215) 829-1905
CLankenau@urbanpartners.us
Peter Simone, RLA, FASLA
psimone@simonecollins.com
Jim Hartling (215) 829-1902
JHartling@urbanpartners.us
\
X : \ 0 8 0 7 4 . 0 0
H a t f i e l d
R e v i t a l i z a t i o n \ M e e t i n g s \ 0 9 0 1 1 3 _ S t e e r i n g _ C o m m i t t e e _ M t g
1 \ 0 9 0 1 1 3 _ S t r C o m m M t g 1 _ A g e n d a . d o c
Appendix A 1
Appendix A 2
January 14, 2009 – Notes – Task Force Meeting #1, Hatfield Borough Revitalization Plan
pg 2
The Task Force had a general discussion of conditions in the Borough. The discussion
has been organized by topic below.
Utilities
January 15, 2009
4. Hatfield Borough owns its own electric system. (i.e. buys bulk electric services and
resells within the Borough.)
5. Ken Farrall explained that the electric system is an important source of funding for
the general fund.
SC # 08074.10
6. Jim Hartling asked whether the Borough had approached Carmen Italia from the
Montgomery County Industrial Development Corporation to help the Borough
advertise cheap electric rates (10% cheaper than Exelon). Ken F. reported that the
Borough had not, but that there are limited lands on which to attract new industry.
Task Force Meeting # 1 – NOTES
Date/Time:
Location:
Attending:
01/13/09, 7:00 PM
Hatfield Borough Hall
7. Jim H. pointed out that in an aerial photograph of the Borough there appeared to be
a number of large footprint roofs. He suggested there might be an opportunity for the
borough to explore installation of solar panels to support their electric system and
generate inexpensive electric power.
William J. McCauley III, Kenneth Farrall, Robert Kaler, Fred Leister,
Richard H. Ludwig, Larry Stevens, Anne Leavitt-Gruberger (Montgomery
County Planning Commission)
Simone Collins (SC): Peter Simone, Oliver Carley
Urban Partners (UP): Jim Hartling, Chris Lankenau
Action (SC):
Investigate programs to support green energy and
installation of solar panels.
8. The Borough shares police, parks and recreation, and sewerage with Hatfield
Township.
1. Members of the Task Force and Consultant Team introduced themselves. Peter
Simone gave an overview of the project and discussed options for how to proceed
with initial phases.
Development Trends
9. Infill development has been mostly residential in recent years.
2. The Task Force agreed on dates for meetings through the end of the project. A few
scheduling conflicts were unavoidable for some members. The schedule follows.
Tues 1/13
Wed 1/28
Wed 2/11
Wed 2/25
Thurs 3/12
Wed 3/25
Wed 4/8
Thurs 4/23
Wed 5/13
Action (All):
10. The land at the intersection of Broad and Market Streets has been vacant with an
approved mixed use development.
Task Force Meeting 1
Public Meeting 1
Public Meeting 2
Public Meeting 3
Action (William M.):
Send Simone Collins the approved plans.
11. A developer has explored the development of an auto museum on Lincoln Street, but
the project has not moved for five years.
12. The Task Force indicated that the Crystal Rose Caterers are interested in expanding
on Lincoln Avenue, just south of the proposed parking area. The parking area is big
incentive of the location.
13. Oliver Carley distributed a list of businesses from the Borough’s web site and asked
that the committee update it.
Add meeting dates to you calendars!
Action (Task Force):
3. Anne Leavitt-Gruberger asked whether there was enough time to advertise the first
public. Pete indicated that he was not aware of any statutory or programmatic
requirements and that SC would put together a press release for the Borough to
review and distribute.
Review list of Borough businesses and send Oliver Carley
and changes ocarley@simonecollins.com.
Parking
Action (SC):
Draft press release and send to the Borough
14. The Borough does not have metered parking.
Distribute release to area newspapers
15. Ken F. indicated that the Borough allows shared parking via and overlay parking
district. Peter S. stated that SC would review the ordinance and that copies of the
SALDO and Zoning are needed.
Appendix A 3
Send SC copies of the zoning, SALDO, and other relevant
code and planning documents.
Appendix A 4
pg 3
16. Parking is allowed on the SEPTA lot (grass area) on Market Street, adjacent to
Wood Burners. This is allowed by an informal agreement between SEPTA and the
Borough.
Please notify SC within 10 days if these minutes differ from your understanding or
important items were omitted. SC will make appropriate revisions; otherwise these
minutes will become the basis to proceed.
17. A municipal parking lot (55 spaces), plaza, clock tower, and trees have been
designed along Lincoln Avenue.
pg 4
Respectfully Submitted,
Send SC copies of the plan.
SIMONE COLLINS, INC.
LANDSCAPE ARCHITECTURE
Redevelopment Efforts
18. The Hatfield Economic Revitalization Committee (HERC) meets periodically on an as
needed basis. The Committee is not always active.
19. The Borough has had a redevelopment authority in the past and could reestablish
one.
Oliver Carley
20. The recent improvements to the streetscape are complete as planned. There is
interested in extending the improvements to other areas within or adjacent to the
core of the Borough. Pete S. suggested that the lights were very effective and might
be the most important part of that expansion.
21. Ken Farrall explained that a number of overhead utilities that crossed the street were
buried with the streetscape improvements. There are some cost savings for the
Borough to do this work, but cable, telephone, and other private utilities still drive
costs up.
22. Jim H. suggested that local businesses may be experiencing financing difficulties
and that the county has programs that may be able to help businesses with financing
for business expansion.
General Conditions
23. Ken F. mentioned that housing was split roughly 50/50 between owners and renters.
24. Ken F. stated that he did not feel that there were blighted areas of the Borough, but
mentioned that there is HUD district is located north of Market Street. The Task
Force discusses a couple of bars, but concluded that they were transitional and not
necessarily blighting.
Concepts
25. The Task Force stated that there was a desire to attract more businesses downtown
and to created more walkable destinations.
26. Jim H. and Chris Lankenau explained that they will develop business surveys to use
as a basis to interview merchants and business owners. Sample surveys are
provided with these notes for Task Force comment.
Send comments on survey to SC as soon as possible.
27. Doylestown was discussed as the type of area that Hatfield Borough would like to be
like.
28. Jim H. suggested that there might be an opportunity for some of the Borough’s
industrial use to have retail components. For example to the sushi preparation
kitchen and the indoor plant producer.
Appendix A 5
Appendix A 6
SC # 08074.1
DRAFT Goals and Objectives
January 28, 2009
x
Attract new commercial enterprises to the Borough, specifically the Core
Commercial Area.
SC# 08074.10
x
Assist Borough businesses to remain viable and/or to expand.
x
Increase the density of the Core Commercial Area by promoting infill.
x
Provide parking to support the village core area.
x
Enhance the pedestrian environment.
AGENDA

Revitalization Goals (see reverse)

Conditions and Zoning Analysis
o Socio-Economic Analysis

Priority Revitalization Area
o Identify Development Opportunities
x
Improve pedestrian connections to the commercial core from residential areas of
the Borough.

Stakeholder Interviews – Please suggest contact
o Realtor(s)
o School District
o Public Works
o Chamber of Commerce
o PennDOT
o DCED - Toni Crawford-Major, Southeast Regional Director
o Others (Suggestions)
x
Promote parcel assemblage and redevelopment or adaptive reuse, especially in
the Core Commercial Area.
x
Increase home ownership and de-conversion of multi-family units to single-family
units.
x
Encourage storefront retail for existing Borough or area wholesale businesses.

o
o
o
Minimize the impact of truck traffic.
Continue streetscape improvements.
Improve building facades.
Next Steps
o Conduct Stakeholder Interviews (February 2 -13)
o Conduct Business Owner Interviews – to be summarized at 2/11 public
meeting)
o 2/11 Public Meeting time changed 7:30 – notify Township?
Urban Partners
\
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H a t f i e l d
R e v i t a l i z a t i o n \ M e e t i n g s \ 0 9 0 1 2 8 _ T a s k F o r c e _ M t g
2 \ 0 9 0 1 2 8 _ T s k F r c M t g 2 _ A g e n d a . d o c
Appendix A 7
Appendix A 8
January 29 2009 – Notes – Task Force Meeting #2, Hatfield Borough Revitalization Plan
pg 2
4. The zoning analysis revealed that there may be too many barriers to new business
on the Main and Broad Street Corridors. Increasing businesses along these two
streets is an objective of the revitalization plan. If the Borough desires to increase
business conversions, then the zoning should be revised to remove barriers to
potential new or expanded businesses. Simone Collins will present this information
at the public meeting.
January 29, 2009
5. For the Stakeholder Interviews, Robert K. suggested that North Penn Water
Authority be contacted. Suggested realtors include Keller Realtors and Gross and
Quade. The task force indicated that they would provide other suggestions for
interviews along with contact information.
SC # 08074.10
Date/Time:
Location:
Attending:
01/28/09, 7:00 PM
6. In preparation for the Business Surveys, it was suggested that a letter be sent to the
business owners to inform them of the study and that someone would stop by there
business.
Robert Kaler, William J. McCauley III, Larry Stevens, Glenn Snyder
Simone Collins (SC): Peter Simone, Oliver Carley
Oliver Carley gave a PowerPoint presentation that reviewed revitalization goals, existing
conditions, zoning, priority areas, stakeholder interviews and next steps. The following
highlights major points of the discussion.
Action (Oliver C):
Draft letter to businesses on January 29.
Send businesses letters by January 30.
1. The population increased by 230 between 2000 and the 2007 estimated population
of 2,835. This increase may be due to the construction of Heather Meadows.
Robert Kaler suggested that tax records could confirm this increase.
Provide Simone Collins with contacts and suggestions for
Stakeholder Interviews.
Look to see if recent tax records provide information on the
current population. Does the Borough have a per capita
tax for residents 18 and older?
2. Robert K. suggested that the unemployment rate (~3.3%) might be elevated because
of the large number of retired residents in the Borough. He asked how retirees are
considered in the analysis. There was also a discussion about what the age
distribution in the Borough is and how age should inform the type of businesses that
the Borough should attract.
Action (Urban Partners): Determine if retirees are considered unemployed.
Oliver Carley
Action (Urban Partners): Provide age cohort analysis.
3. The Route 309 Connector project was discussed. Oliver C. asked if there were any
studies that described the impact of the proposed project on truck traffic in the
Borough. There was some discussion of truck traffic in the Borough. Robert K.
stated that when the bridge on Lincoln Ave was being repaired that congestion at the
intersection of Broad and Main was worse. He suggested that McMahon Associates
would have a traffic study for the Borough.
Action (Oliver C.):
Contact Leo Bagley at the County to gather relevant
studies on the Route 309 Connector project.
Action (Oliver C.):
Contact McMahon (Anton Coomer) to get traffic study.
Contact McMahon to authorize data release.
Appendix A 9
Setting Goals and Priorities
Agenda
Socio-Economic Analysis
Revitalization Goals
2nd Task Force Meeting
Appendix A 10
Estimated Population
Forecasted Population
Community
2000
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Next Steps
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Attract new commercial enterprises to the
Borough, specifically the Core Commercial Area.
Improve pedestrian connections to the commercial
core from residential areas of the Borough.
Community
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and/or to expand.
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Area.
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Appendix A 13
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&
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Appendix A 17
Appendix A 18
DraftRecommendationConcepts
HatfieldBoroughRevitalizationPlan
SC#:08074.10
February25,2009
February 25, 2009
RegulatoryChanges
CoreCommercial
x
SC# 08074.10
ModifyDistrictboundariestoIncludepropertiesonwestsideofMarketStreetintheCCDistrict
–CurrentlyzonedR3.
ModifyDistrict
Boundariesfrom
R3toR2
AGENDA

Review Recommendation Concepts (To be distributed at Meeting)
o Regulatory Changes
o Infill and Reuse Opportunities
o Physical Improvements
o Financial Incentives
o Recruitment Strategy

Stakeholder Interviews – Please suggest contact
o School District
o Public Works
o Chamber of Commerce

Next Steps
o Formalize Recommendations
o Draft Plan
o Market Analysis to be presented at 3/12 Meeting
x
x
x
x
RemoveSingleFamilyDetachedresidentialunitsandparkingasbyrightuses.
EnhanceDesignStandards.
Modifyparkingfeeinlieuofcoststoreflectcurrentcosts,ifappropriate.
ModifyBulkandAreaStandardstoenhancevillagecharacter.
Urban Partners
Oliver Carley, AICP, PP
O l i v e r
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Appendix A 19
Appendix A 20
RecommendationConcepts
HatfieldRevitalizationPlan
SC#:08074.10
SC#:08074.10
Commercial
PhysicalImprovements
x
x
x
x
x
x
x
Removemultiunitresidentialconversionsasapermitteduse.
RemoveSingledetachedresidentialunitsasapermitteduse
Includeprovisionsformixedusedevelopments(similartotheCCDistrict)
DevelopDesignGuidelines.
Addresscurbcutsandaccessmanagement.
ModifyBulkandAreaStandardstoenhanceCommercialbuildings
DevelopmastersiteplanforElectricParkthatcreatesananchor/gatewaytotheBorough’s
Commercialcore.ThesitemayalsobeabletoserveasatrailheadfortheLibertyBellTrailand
havecomplementarybusinessessuchasMom’sIce(existing)andabikerentalshop(proposed).
Sidewalk
R3ResidentialCommercial
x
x
Plaza
Playground
Carousel
Other
Allowspecificbusinessesbyright–restaurants,salons,noveltygift,Drs.Offices,othersmall
business.
ModifyBulkandAreaStandardstoreflectcurrentbuildings
R2Residential
x
x
New
Circulation
Allowselectbusinessesbyright.
Modifybulkandareastandardstosupportallowablebusinesses
Signage
x
x
DevelopSignageGuidelinesforBoroughBusiness
x
InfillandReuseOpportunities
x
x
x
Encouragereuseof
o 8MarketStreet
o LaundrySite
o FuneralHome
o Hotel
EncouragetheBorough’swholesaleandlightindustrialbusinessestoopenretailstorefrontsin
thecommercialcore.
ContinueStreetscapeImprovementstothecommercialarea.Thenextphaseshouldbetoalong
MainStreettoElectricPark.
Developenhancedconnectionsfromboroughandtownshipneighborhoodstothecommercial
core.
EstablishLincolnAvenueasapedestrianfriendly“completestreet.”
FinancialIncentives
x
x
x
EnhanceandpromotetheFaçadeImprovementsgrantsprogram.
Investigateloanprogramsforexistingbusinessexpansionanddevelopment.
Considerthevariousstatefundingsources/programsforbusinessdistrictimprovement:
o BusinessinOurSitesProgram
o CommunityRevitalizationProgram
o FirstIndustriesFund
o InfrastructureandFacilitiesImprovementProgram
o InfrastructureDevelopmentProgram
o OpportunityGrantProgram
o RegionalInvestmentMarketingProgram
o LocalEconomicRevitalizationTaxAssistance
2
3
Appendix A 21
Appendix A 22
SC#:08074.10
BusinessRecruitment
x
x
x
x
x
Pursueanynewbusinessnicheopportunitiesidentifiedinthemarketanalysis.
Matchmarketopportunitieswithavailableproperties;identifyindividualorgroupsofproperties
thataresuitedtoassemblageandreuse.
Workwithrealtorsandotherstorecruitnewbusinesses.
Identifyopportunitiesfortheexpansionofexistingbusinessesthatcangrowinthemarketarea.
Establishtheirphysicalanddemographicneeds.
Promote/recruitdevelopersandsolicitpropertyownersthatcanhelpattractbusinesstypes
necessarytocompletethedesiredmix.
February 27, 2009
SC # 08074.10
Date/Time:
Location:
02/25/09, 7:00 PM
Marketing
x
x
x
x
x
Attendees: William McCauley, Fred Leister, Larry Stevens, and Anne Leavitt-Gruberger
Consultant Team: Oliver Carley, and Chris Lankenau
PromoteBorough’sassetsasincentivesforprospectivebusinesses:
o Lowcostelectricity
o Relativelylowtaxes
o Businessfriendlygovernment
o Goodaccesstocustomers
EncouragefullbusinessparticipationintheHatfieldChamberofCommerce.
Coordinatemarketingwithotherregionalagencies(GreaterPhiladelphia,SoutheasternPA,
MontgomeryCounty,etc.).
PromoteBorough’sstrategiclocationontheLibertyBellTrail.
Promote/enhanceexistingeventsandconsideradditionaleventsforthecommercialcore.
Oliver Carley reviewed the meeting’s agenda explaining that the focus will be on the draft
recommendation concepts. The following summarizes major discussion topics.
1.
For the key person interviews, Oliver said that he had sent a letter to Lt. Tierney at the
Hatfield Police Department asking for crime and traffic statistics. Lt. Tierney indicated
that he would provide the information requested. Oliver said he would not initiate
interviews with Borough Public Works or the Hatfield Chamber as representation from
both those groups are on the Task Force (Fred and Larry). Bill suggested that the
municipal water authority be interviewed.
ACTION: Oliver to contact the municipal water authority for an interview.
Oliver distributed the Draft Recommendation Concepts (February 25, 2009). The Draft
Recommendations parallel discussion from earlier meetings and will be used as the basis for
the plan recommendations. He described each recommendation with comments as follows:
Regulatory Changes
2. Oliver went through the proposed regulatory changes for the Core Commercial,
Commercial, R-3, and R-2 Districts, including changes to District boundaries, permitted
uses, bulk and area standards, and design guidelines. The Task Force supported the
proposed changes.
3. Larry suggested the Core Commercial setback standards might already achieve a
desirable village form and that SC should look at these again before proposing
modifications.
4. Anne suggested that if the R-3 District is modified to allow commercial businesses then it
may not be necessary to up-zone the area of R-3 District west of market Street to Core
Commercial. Oliver suggested that it depends on the desired intensity of the commercial
uses in that area. He also suggested that the market analysis would further inform the
types and intensities of commercial businesses that the Borough can support and that
this information should be used to suggest the appropriate zoning.
4
Appendix A 23
Appendix A 24
February 27 2009 – Notes – Task Force Meeting #3, Hatfield Borough Revitalization Plan
pg 2
Infill and Reuse Opportunities
5. For infill and Reuse opportunities, Bill stated that a prospective tenant has approached
the Borough about going into 8 Market Street in its current building. The proposed use
would be a Produce Junction type produce stand. There was some discussion about
how to facilitate the approved plan. Bill stated that the owner of 8 Market Street is
looking for a first floor tenant.
ACTION: Add finding first floor tenant for 8 Market Street to the recommendations.
ACTION: Oliver to look into State Main Street and County Revitalization funding
March 12, 2009
SC# 08074.10
Physical Improvements
6. Oliver reviewed conceptual ideas for the reuse of Electric Park. Larry pointed out that
the park was acquired with public dollars and must remain in the public realm.
AGENDA
Financial Incentives

7. Larry reported that the HERC had just increased the funding for Façade improvements
from $3,500 to $8,500. He stated that the HERC has $23,000 from the County and
additional funds in their budget to pay for the façade grants.
8. The recommendation for the Borough to invest in solar panels was discussed.
ACTION: Oliver to research grants for installation of solar panels.
Marketing
9. It was suggested that Montgomery County Industrial Development Corporation be
approached to help market the Borough’s low-cost electricity.
Market Analysis (Handout to be distributed at Meeting)
o
o
o
o
Trade Area
Borough-wide Sales Capture
Core Area Sales Capture: Hatfield vs. Doylestown
New Retail Potential/Key Targets

Review Proposed Zoning District Changes

Next Steps
o See schedule on reverse
10. Public markets and festivals were discussed as a way to market the Borough’s
businesses. Larry stated that the Borough holds a Founder’s Day event. Anne
suggested that if the Borough was interested in a Farmers market or similar amenity that
County Revitalization funding might be available. She explained that the County
revitalization program will have additional funding in the new year to help Revitalization
Communities and that the Borough should include a broad range of improvement
projects in the plan to ensure that they are eligible for funding.
Urban Partners
Please notify SC within 10 days if these minutes differ from your understanding or important
items were omitted. SC will make appropriate revisions; otherwise these minutes will become
the basis to proceed.
O l i v e r
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X : \ 0 8 0 7 4 . 0 0
H a t f i e l d
Oliver Carley
Appendix A 25
Appendix A 26
Planning Process
SCHEDULE - All Meetings are on second and fourth Wed. or Thurs. at
7:00 PM
Wednesday, March 25, 2009
Tues 1/13
Simone Collins
Wed 1/28
Wed 2/11
Wed 2/25
Urban Partners
Chris Lankenau, AICP
•
Robert L. Kaler
Borough Mayor
•
Kenneth Farrall
Borough Council
•
Larry Stevens
•
Fred Leister
Hatfield Borough Public Works
•
Richard Ludwig
•
Anne Leavitt-Gruberger
Mont Co Planning Commission
•
Mike DeFinis
Hatfield Borough Manager
Borough Council
Funding: Hatfield Borough and
Existing Conditions
Thurs 3/12
Wed 3/25
Agenda
Per Capita Income
Less than County & Growing Slower
• Introduction
Community
• Work to Date
1999
$15,591
$21,133
Montgomery County
$21,990
$30,898
– Revitalization Goals
Housing Tenure Status – 53% Renter
Hatfield Borough
• Draft Recommendations
Wed 4/8
1989
Hatfield
E i ti Conditions
C diti
– Existing
• Next Steps
Change
$5,542
35.5%
$8 908
$8,908
40.5%
1990
2000
Owner Occupied
518
518
Change
0
0%
Renter Occupied
601
588
-13
-2.2%
Source: U.S. Census
Thurs 4/23
Wed 5/13
Existing Conditions
Vehicle Traffic
AADT
Truck %
Existing Conditions
Parking
Streetscape
Weekday
Truck Count
Restricted
4 hour
2 hour
476:
~66,000
40 Ft Rd: ~19,000
309:
~21,000
Appendix A 27
Appendix A 28
& Greenways Plan
Zoning
Analysis
• Core Commercial
• Commercial
• R-3 Residential
Commercial
• R-2 Residential
7
Industrial
18
Government
Hatfield/Doylestown Core Area Retail Comparison
Types
19
Health
1
Hatfield Borough
Hatfield Township
Lansdale Borough
Souderton Borough
T lf d Borough
Telford
B
h
Montgomery Twp. (portions)
Franconia Twp. (portions)
Towamencin Twp. (portions)
Hilltown Twp. (portions)
New Britain Twp. (portions)
Hatfield Core Area
Hatfield/Doylestown Retail Comparison
Number
Bars/Lounges
2
Convenience Stores
2
5
Limited-Service
Restaurants
3
Laundry/Dry Cleaning
1
Hair Salons
9
Total
•
•
•
•
•
•
•
•
•
•
Existing Conditions
Retail
5
Professional/
Business Services
Hatfield ‘Trade Area’
Good community model
Successful array of retailers
Density supports foot traffic
Retailers appropriate for community like Hatfield
D i bl scale
Desirable
l off d
development
l
t
Contains both historic and newer buildings
Businesses in Borough:
Number
Auto
Why Doylestown?
•
•
•
•
•
•
Existing Conditions
Businesses in
Borough: Non-Retail
Types
50
Doylestown ‘Trade Area’
•
•
•
•
•
•
Retail Category
Doylestown Borough
Doylestown Township
New Britain Borough
Buckingham Twp. (portions)
Pl
Plumstead
t dT
Twp. ((portions)
ti
)
23
99
Total Retail SF in Core Area
~25,000
~117,000
83 635
83,635
47 017
47,017
Population in ‘Trade
Trade Area
Area’
Per Capita Income (2007)
1
Total
Hatfield Doylestown
Total Retailers in Core Area
$31,451
$2,919,951,136 $2,250,337,208
Retail Sales Supported by Income
$1,271,972,000
$980,279,000
4,019,750
3,137,770
0.62%
3.68%
SF Retail Supported by Income
Doylestown Core Area
23
% of Supportable Retail in Core Area
Existing Conditions
$41,940
Total Income (2007)
Existing Conditions
Business Survey Highlights
Survey Highlights
¾Businesses have been in Hatfield from 5 months to
95 years
¾ Just one business has more than one location
p y
ranges
g from 2 to 64,, but
¾ Total number of employees
62% have less than 10
¾ 31% growing, 46% declining, 23% remaining
constant
¾ 54% own, 46% of businesses lease their space
¾ Opportunities:
Hatfield Core Area
• Growth of nearby housing may help business
• Police have been very cooperative and respondent
• Borough has been great to work with getting business started
• Sidewalk improvements have increased foot traffic
• New
N
park/parking
k/ ki lot
l t
Retail Category
Supportable
Store Space
(SF)
Core Area
Store Space
(SF)
Core Area %
Capture
Convenience Stores
67,714
3,000
4.43%
173,825
1,200
0.69%
42,370
3,600
8.50%
Limited-Service
Restaurants
Bars and Lounges
Hair Salons
¾Challenges/Concerns:
• Loitering kids in parking lot behind Trolley Stop
• Flooding along E. Broad Street during major rain events
• Too many trucks driving through the Borough
• High number of renters in Borough
• A need for aesthetic improvements to buildings
• A need for better signage at E. Broad, Market, and Lincoln
41,072
7,100
17.29%
228,146
7,400
4.87%
24,988
2,700
10.81%
25,000
0.62%
Total
Retail Category
Supportable
Store Space
(SF)
Core Area
Store Space
(SF)
Core Area %
Capture
642
1,000
155.87%
8,982
2,500
27.83%
16,655
2,000
12.01%
140 246
140,246
16 400
16,400
Bakeries
Liquor/Beer Dist.
Limited-Service
Limited
Service Rest
Rest.
Bars and Lounges
34,185
11 69%
11.69%
1,200
3.51%
Jewelry Stores
53,469
2,100
3.93%
Optical Stores
24,543
3,000
12.22%
Gift/Novelty Stores
55,222
9,700
17.57%
Hair Salons
23,737
12,000
50.55%
Appendix A 29
Appendix A 30
Retail Category
Men’s Clothing
Women’s Clothing
Supportable
Store Space
(SF)
Core Area
Store Space
(SF)
Core Area %
Capture
184,073
19,600
10.65%
33,308
1,200
3.60%
97,295
Family Clothing
12,100
12.44%
16 654
16,654
2 000
2,000
12 01%
12.01%
159,529
11,200
7.02%
7,889
2,000
25.35%
Shoes
78,888
1,200
1.52%
Floor Coverings
30,679
1,000
3.26%
20,160
1,000
4.96%
Supportable
Store Space
(SF)
Retail Category
Antiques
Core Area
Store Space
(SF)
10,519
Agenda
Core Area %
Capture
3,000
28.52%
2,630
1,000
38.03%
40,321
1,200
2.98%
Sewing/Needlework
g
Stores
17,530
,
1,500
,
8.56%
Music Stores
16,654
800
4.80%
Book Stores
55,222
2,000
3.62%
64,863
1,000
1.54%
Art Dealers
14,024
Camera/Photo Supply
Tobacco Stores
7,889
Total
1,000
7.13%
1,000
12.68%
115,500
3.68%
Draft Revitalization Goals
• Introduction
• Attract new commercial enterprises to the
• Work to Date
• Assist Borough businesses to remain viable
and/or to expand.
– Existing
E i ti Conditions
C diti
• Increase the density of the Core Commercial Area
• Provide parking to support the village core area.
• Enhance the pedestrian environment.
– Minimize the impact of truck traffic.
• Next Steps
– Continue streetscape improvements.
– Improve building facades.
Hatfield Core Area Potential
Hatfield Store
Space at
Doylestown
Capture (SF)
Retail Category
Bakeries
Existing Core
Area Store
Space (SF)
Reasonable
New Core
Area Store
Space
1,000
1,000
Liquor/Beer Dist.
4,326
4,326
2,479
2,479
Limited-Service Rest.
20,327
Jewelry Stores
1,200
2,603
Gift/Novelty Stores
12,023
Hair Salons
20,763
Men’s Clothing
Existing Core
Area Store
Space (SF)
Reasonable
New Core
Area Store
Space
24,293
7,400
16,893
1,487
1,487
Women’s Clothing
14,997
14,997
C
Children’s
’ C
Clothing
20,642
20,642
Family Clothing
13,882
13,882
2,479
2,479
Shoes
1,487
1,487
12,023
Floor Coverings
1,239
1,239
16,893
Antique Stores
3,718
3,718
19,127
2,603
7,100
Retail Category
Hatfield Store
Space at
Doylestown
Capture (SF)
Agenda
• Improve pedestrian connections to the commercial
• Introduction
• Promote parcel assemblage and redevelopment or
Area.
• Work to Date
• Increase home ownership and de-conversion of
• Encourage storefront retail for existing Borough or
– Existing
E i ti Conditions
C diti
• Next Steps
Draft Recommendations
Hatfield Store
Space at
Doylestown
Capture (SF)
Retail Category
Hatfield Core Area Key Retail Targets
Existing Core
Area Store
Space (SF)
Reasonable
New Core
Area Store
Space
Camera/Photo Supply
1,239
1,239
1,487
1,487
Sewing/Needlework Stores
1,859
1,859
Music Stores
992
992
Book Stores
2,479
2,479
1,239
1,239
Art Dealers
1,239
Tobacco Stores
1,239
1,239
Total
144,083
1,239
25,000
124,196
Retail Category
Store Space (SF)
Dining
36,020
19,127
16,893
Men's Clothing
Women's Clothing
Children's Clothing
Family Clothing
Clothing Accesories
Shoe Stores
36,811
1,487
14,997
2,479
13,882
2,479
1,487
Apparel
Specialty Food
Jewelry Stores
22,430
1,000
4,326
2,479
2,603
12,023
Specialty Goods
15,493
3,718
1,239
1,487
1,859
992
2,479
1,239
1,239
1,239
Antique Stores
Sewing, Needlework
Music Stores
Book Stores
Art Dealers
Tobacco Stores
1.0 Modify Zoning Regulations to Encourage
1.0 Modify Land Use
Regulations to
Encourage
Development
and Expansion
2.0 Make Physical Improvements that Enhance the
Business Environment
3.0 Promote Infill and Reuse Opportunities
Modif Zoning District
Modify
boundaries
4.0 Work to Recruit Businesses to the Borough
5.0 Establish Financial Incentives to Assist Business
Growth
Appendix A 31
Appendix A 32
Revise Commercial Core, Commercial, and R-3 District to:
• Remove incompatible uses
• Enhance Design
Standards
• Modify Bulk and Area
Standards
• Provide mixed-uses
Revise Commercial Core, Commercial, and R-3 District to:
2.2 Encourage the Borough’s wholesale and light industrial
businesses to open retail storefronts in the commercial
core.
2.1 Encourage reuse of:
– 8 Market Street
– 114 E. Broad Street
(Laundry Site)
– 464 S. Main Street
(Funeral Home )
– Hatfield Hotel (S.
Main Street)
4 2 Continue
4.2
Streetscape
Improvements to
the commercial
area.
4.0 Make Physical
Improvements
that Enhance
the Business
Environment
4.1 Develop master
site plan for
Electric Park
2.0 Promote Infill and
Reuse Opportunities
4.0 Make Physical
Improvements
that Enhance
the Business
Environment
Phase D
Phase C
Gateway
Phase B
Phase A
Gateway
Gateway
Phase E
4.0 Make Physical Improvements that Enhance
the Business Environment
5.0 Establish Financial Incentives to Assist
Business Growth
4.5 Establish Lincoln Avenue as a pedestrian friendly
“complete street.”
5.1 Promote the Façade Improvements grants program.
5.2 Investigate loan programs for existing business
expansion and development.
5.3 Consider the various state funding sources/programs
for business district improvement:
–
–
–
–
–
–
–
–
LivingStreet.com
3.0 Work to Recruit Businesses to the
Borough
3.1 Pursue new business niche
opportunities identified in the
market analysis.
•
•
•
•
Borough
Dining
Apparel
Community Serving goods
Specialty goods
3.2 Match market opportunities
with available properties;
identify individual or groups of
properties that are suited to
assemblage and reuse.
3.3 Work with realtors and others to recruit new
businesses.
-Chamber / HERC / Borough?
3.4 Identify opportunities for the expansion of existing
businesses that can grow in the market area.
area Establish
their physical and demographic needs.
-Addressed in this Plan / Continue
3.5 Promote/recruit developers and solicit property owners
that can help attract business types necessary to
complete the desired mix.
-Who?
6.1 Promote Borough’s assets as incentives for
prospective businesses:
6.3 Coordinate marketing with other regional agencies
(Greater Philadelphia, Southeastern PA, Montgomery
County, etc.).
–
–
–
–
Business-friendlyy g
government
6.4
6 4 Promote Borough
Borough’s
s strategic location on the Liberty
Bell Trail.
6.2 Encourage full business participation in the Hatfield
Chamber of Commerce.
6.5 Promote/enhance existing events and consider
additional events for the commercial core.
Appendix A 33
Next Steps
Appendix A 34
Thank you
March 30, 2009
Public Meeting 2
Draft Plan and Prioritization
Public Meeting 3
Presentation of the Final Plan
April 8
What’s your vision for Hatfield’s Core?
SC # 08074.10
May 13
Peter Simone
Oliver Carley
Chris Lankenau
Date/Time:
Location:
Attendees:
03/25/09, 7:00 PM
Michael Definis, Fred Leister, Larry Stevens, Ken Farrall, Richard Ludwig, Glenn
Snyder, and Anne Leavitt-Gruberger
Consultant Team: Oliver Carley, Peter Simone, and Chris Lankenau
Oliver Carley opened the meeting explaining the focus of the meeting was to review the
presentation and recommendations for the April 8 public meeting. Peter Simone commented
that a draft revitalization plan will not be ready for the task force to review until prior to the public
meeting. Peter asked the committee if they were comfortable with the draft being presented to
the public prior to their review. No objections were made, but the task force requested that the
plan be made available on the Borough’s web site.
Glenn Snyder noted that his name was absent from the Committee list and Michael DeFinis
requested his name be shown as “Michael” and not “Mike.”
Larry Stevens suggested that Doyles and the fire station should be included in the proposed
Core Commercial district expansion area.
Ken F. and other suggested that the phasing of the Streetscape expansion should be changed.
Please notify SC within 10 days if these minutes differ from your understanding or important
items were omitted. SC will make appropriate revisions; otherwise these minutes will become
the basis to proceed.
Oliver Carley
Appendix A 35
Appendix A 36
SCHEDULE - All Meetings are on second and fourth Wed. or Thurs. at
7:00 PM
April 23, 2009
Tues 1/13
SC# 08074.10
Wed 1/28
AGENDA
Wed 2/11
Wed 2/25
Thurs 3/12
Wed 3/25
Wed 4/8
Thurs 4/23
Wed 5/13

Comments on Draft Plan

Additional Recommendations for Consideration
o Hire a part-time Director of Revitalization
o Create an Arts Theme / Sculptures
o Develop Borough Photovoltaic Network

Review Implementation Table

Next Steps
o 3rd Public Meeting
Press Release
Letters of invitation to business owners
o Implementation / funding deadlines
LUPTAP
MCRP
Others
o See schedule on reverse
Urban Partners
O l i v e r
C a r l e y \
X : \ 0 8 0 7 4 . 0 0
H a t f i e l d
Appendix A 37
Appendix A 38
Demographics
Planning Process
1st Public Meeting
Wednesday, February 11, 2009
Simone Collins
Urban Partners
•
Robert L. Kaler
Borough Mayor
•
Kenneth Farrall
Borough Council
Agenda
• Demographics
Per Capita Income – Less than the County
and Growing Slower
•
Larry Stevens
Borough Council
•
Fred Leister
•
Richard Ludwig
•
•
William J. McCauley, III
Hatfield Borough Interim Manager
• Transportation and Streetscapes
1989
1999
Change
Hatfield
$15,591
$21,133
$5,542
$5
542
35.5%
• Zoning
Z i Analysis
A l i
Montgomery County
$21,990
$30,898
$8,908
40.5%
• Business Survey Results
Community
Source: U.S. Census
• Revitalization Goals
• Next Steps
Demographics
Agenda
• Demographics
Forecasted Population
Community
• Zoning
Z i Analysis
A l i
Hatfield
Montgomery County
2007
(Est.)
2035
(Est.)
Transportation and Streetscapes
Transportation & Streetscapes
Change
2,835
2 835
3,138
3 138
303
10.7%
776,172
894,136
117,964
15.2%
Truck Traffic
Parking
Trails
Sidewalks
309
Source: U.S. Census
476
• Next Steps
Demographics
Demographics
Housing Tenure Status – 53% Renter
Housing Units
Hatfield Borough
1,172
2000
Change
1,139
-33
-2.8%
Occupied
1,199
1,106
-93
-7.8%
Vacant
53
33
-20
-37.7%
AADT
1990
2000
Change
Owner Occupied
518
518
0
0%
Renter Occupied
601
588
13
-13
-2.2%
Hatfield Borough
1990
Community
Vehicle Traffic
Truck %
4%
5%
Weekday
Truck Count
9%
Source: U.S. Census
5%
Source: U.S. Census
476:
~66,000
40 Ft Rd: ~19,000
309:
~21,000
Appendix A 39
?%
5%
Appendix A 40
Parking
Streetscape
Parking
Streetscape
Business Survey Results
Businesses in
Borough: Non-Retail
Agenda
Types
• Demographics
Restricted
4 hour
Number
Auto
5
Professional/
Business Services
• Zoning
Z i Analysis
A l i
Health
2 hour
19
7
Industrial
18
Government
1
Total
50
• Next Steps
N. Broad
& Greenways Plan
Types
Businesses in Core
Commercial District:
Non-Retail
Retail
Number
Bars/Lounges
2
Types
Convenience Stores
2
Auto
5
Limited-Service
Restaurants
Professional/
Business Services
3
H lh
Health
1
Industrial
6
Hair Salons
9
Government/Non-Profit
2
Number
1
10
2
1
Total
Total
23
21
42%
Businesses in Core
Commercial District:
Retail
Zoning
Analysis
Agenda
• Demographics
• Zoning
Z i Analysis
A l i
• Core Commercial
• Commercial
• R-3 Residential
Commercial
• R-2 Residential
Types
1
Convenience Stores
0
2
Limited-Service
Li
it d S i
Restaurants
1
Laundries/Dry Cleaning
0
Salons
4
¾ 3 full service restaurants
¾ 2 limited service restaurants
¾ 2 salons
¾ 1 home furnishing store
Number
Bars/Lounges
Retailers Surveyed:
Total
• Next Steps
1
9
39%
Appendix A 41
Appendix A 42
Agenda
Non-Retailers Surveyed:
Survey Highlights
¾ 1 professional service business
¾ 1 auto repair business
¾ 3 industrial businesses
¾ Businesses have been in Hatfield from 5 months to
95 years
¾ Total number of employees ranges from 2 to 64, but
¾ Hours of operation vary widely
¾ While many business serve the immediate community,
restaurant customers come from a wider area
¾ Driving is by far the most common way customers get
to businesses, but some Borough residents can walk
• Demographics
• Attract new commercial enterprises to the
• Assist Borough businesses to remain viable
and/or to expand.
• Zoning
Z i Analysis
A l i
• Provide parking to support the village core area.
• Enhance the pedestrian environment.
– Minimize the impact of truck traffic.
– Continue streetscape improvements.
• Next Steps
Survey Highlights
Survey Highlights
¾ 31% growing, 46% declining, 23% remaining constant;
merchants feel loss mostly due to lagging economy
¾77% businesses report parking is not a problem; most
have lots or adequate street parking
¾ Most businesses plan to downsize or stay the same;
only 2 plan to expand
¾ Suggested activities and improvements to help
businesses include:
– Improve building facades.
• Improve pedestrian connections to the commercial
Priority
Revitalization
Area
Business
Expansion?
• Promote parcel assemblage and redevelopment or
Area.
• Increase home ownership and de-conversion of
• more coordination among businesses (including marketing)
• rehabbing older buildings
• more grants for businesses
• more complimentary retailers: coffee, ice cream, office supply
• better communication with Borough
Existing
Core
Business
Expansion?
Survey Highlights
Survey Highlights
¾ Opportunities:
¾ Challenges/Concerns:
• New
N
park/parking
k/ ki llott
Retail
Expansion?
Next Steps
• Closing of bridge on Lincoln Avenue hurt business
• High
Hi h number
b off renters
t
in
i Borough
B
h
• Closed George Snyder Estate site
Public Meeting 2
Draft Plan and Prioritization
Public Meeting 3
Presentation of the Final Plan
Thank you
Feb 16 – 23
What’s your vision for Hatfield’s Core?
April 8
May 13
Peter Simone
Oliver Carley
Chris Lankenau
Appendix A 43
Appendix A 44
Appendix A 45
Appendix A 46
February 11, 2009 – Notes – Public Meeting #1, Hatfield Borough Revitalization Plan
pg 2
Doylestown will also be examined to understand their business mix and retail
density, and how it could be potentially used as a model to assist Hatfield in
determining an optimal mix and density for the commercial core.
9. How does the market model work? See the comment above. Urban Partners will
compare demand for and presence of a specified business category within a
defined market area to determine if the market is likely to support an addition of a
particular business category. For example, the model will determine the need for
a certain number or square footage of grocery stores, identify the amount of
grocery stores that currently exist and then calculate whether there is room for
another grocery store or whether it is already satisfied in the market area. The
market analysis will also help to identify any potential market niche or theme that
is currently untapped in Hatfield.
February 16, 2009
SC # 08074.10
Public Meeting # 1 – NOTES
Date/Time:
Location:
02/11/09, 7:30 to 9:00 PM
Hatfield Volunteer Fire Department
Attending:
Sign-In Attached (Total of 18 attendees)
Peter Simone and Oliver Carley from Simone Collins. Chris
Lankenau from Urban Partners
10. Will the borough be able to attract businesses in this market? Peter S.
commented that it is possible that small businesses will be looking for
appropriate locations, which Hatfield Borough may be able to satisfy, and that
new businesses may be starting up out of economic necessity.
11. Does the Borough have design guidelines? Partial guidelines exist in the
Commercial Core District, but these could be improved and expanded.
12. How do you entice businesses to locate in the Borough? There are a number of
things that can be done including creating a physically attractive environment
(streetscaping), develop regulatory and land use standards that attract
businesses, and work to create financial incentives, such as façade grants, tax
credits, low-interest loans, and other tools.
The Simone Collins/Urban Partners consultant team gave a PowerPoint presentation
that reviewed existing conditions, zoning, businesses owner interviews, revitalization
goals, and next steps (the presentation is attached). After the presentation, members of
the public commented and asked questions as follows:
13. Are there any businesses that are not wanted? None were mentioned.
1. Will the plan identify locations for new businesses? Peter S. commented that
Urban Partners will identify types of business that there is demand for in the
Borough and that space needs (square footage needs) for those business types
will be identified.
14. Can existing architecture be maintained? See number 11 above. Some design
guidelines can be created. Enforcing the guidelines is outside the power of
zoning unless the design guidelines are required as a condition to approval (i.e
“conditional use approval”).
2. Provide funding for façade improvements via loans. Recommendation by
meeting participant.
15. Are there incentives to find tenants for vacant commercial buildings? The
Borough can work with property owners to encourage use of vacant buildings but
renting buildings falls largely to the private sector.
3. Create a destination/plaza for people to gather. Improvements to Electric Park?
Suggestion by meeting participant.
16. Are financing incentives available? The revitalization plan will recommend
incentives. See number 12 above.
4. Is burying utilities possible? Borough has buried lines that crossed streets.
Burying utilities everywhere is prohibitively expensive, but some prioritization can
be developed as part of the plan.
5. Will train service be reestablished from Lansdale? Probably not.
6. Bus service used to go down Main Street. Public Transit is limited. What are the
options and future for transit in the Borough?
Action: SC team to research current transit service and identify plans for
expansion, if any.
7. Police parking in merchant’s lot to catch speeders is annoying to customers.
Comment made by business owner in attendance.
8. Will a macro approach be taken? Are there other places that Hatfield can model
on? Doylestown? Chris L. responded that a market area for the borough will
identified and a series of economic conditions, such as per capita income, and
market conditions, such as existing stores, will be identified as inputs into the
market analysis. The result will be a suggested retail mix and associated square
footage that could be supported by Hatfield’s market. Specific areas such as
Oliver Carley
Appendix A 47
Appendix A 48
April 8, 2009
February 16, 2009
PUBLIC MEETING 2
Hatfield Volunteer Fire Company, 75 North Market Street - 7:30 P.M.
SC# 08074.10
SC # 08074.10
Public Meeting # 1 – NOTES
AGENDA
•
Introduction
•
Progress to Date
•
•
•
•
Existing Conditions
Date/Time:
Location:
02/11/09, 7:30 to 9:00 PM
Hatfield Volunteer Fire Department
Attending:
Sign-In Attached (Total of 18 attendees)
Peter Simone and Oliver Carley from Simone Collins. Chris
Lankenau from Urban Partners
The Simone Collins/Urban Partners consultant team gave a PowerPoint presentation
that reviewed existing conditions, zoning, businesses owner interviews, revitalization
goals, and next steps (the presentation is attached). After the presentation, members of
the public commented and asked questions as follows:
•
1.0 Modify Zoning Regulations to Encourage Development and
Expansion
•
•
3.0 Increase and Diversify the Borough Retail Supply
1. Will the plan identify locations for new businesses? Peter S. commented that
Urban Partners will identify types of business that there is demand for in the
Borough and that space needs (square footage needs) for those business types
will be identified.
•
4.0 Make Physical Improvements that Enhance the Business
Environment
2. Provide funding for façade improvements via loans. Recommendation by
meeting participant.
•
5.0 Establish Financial Incentives to Assist Business Growth
•
3. Create a destination/plaza for people to gather. Improvements to Electric Park?
Suggestion by meeting participant.
4. Is burying utilities possible? Borough has buried lines that crossed streets.
Burying utilities everywhere is prohibitively expensive, but some prioritization can
be developed as part of the plan.
Next Steps
• Public Meeting 3 Presentation of the Final Plan May 13
• Implementation
5. Will train service be reestablished from Lansdale? Probably not.
6. Bus service used to go down Main Street. Public Transit is limited. What are the
options and future for transit in the Borough?
Action: SC team to research current transit service and identify plans for
expansion, if any.
Urban Partners
7. Police parking in merchant’s lot to catch speeders is annoying to customers.
Comment made by business owner in attendance.
8. Will a macro approach be taken? Are there other places that Hatfield can model
on? Doylestown? Chris L. responded that a market area for the borough will
identified and a series of economic conditions, such as per capita income, and
market conditions, such as existing stores, will be identified as inputs into the
market analysis. The result will be a suggested retail mix and associated square
footage that could be supported by Hatfield’s market. Specific areas such as
O l i v e r
C a r l e y \
X : \ 0 8 0 7 4 . 0 0
H a t f i e l d
R e v i t a l i z a t i o n \ M e e t i n g s \ 0 9 0 2 1 1 _ P u b l i c _ M t g 1 \ 0 9 0 2 1 1 _ P u b M t g 1 _ A g e n d a . d o c
Appendix A 49
February 11, 2009 – Notes – Public Meeting #1, Hatfield Borough Revitalization Plan
Appendix A 50
pg 2
Doylestown will also be examined to understand their business mix and retail
density, and how it could be potentially used as a model to assist Hatfield in
determining an optimal mix and density for the commercial core.
9. How does the market model work? See the comment above. Urban Partners will
compare demand for and presence of a specified business category within a
defined market area to determine if the market is likely to support an addition of a
particular business category. For example, the model will determine the need for
a certain number or square footage of grocery stores, identify the amount of
grocery stores that currently exist and then calculate whether there is room for
another grocery store or whether it is already satisfied in the market area. The
market analysis will also help to identify any potential market niche or theme that
is currently untapped in Hatfield.
April 8, 2009
PUBLIC MEETING 2
SC# 08074.10
10. Will the borough be able to attract businesses in this market? Peter S.
commented that it is possible that small businesses will be looking for
appropriate locations, which Hatfield Borough may be able to satisfy, and that
new businesses may be starting up out of economic necessity.
AGENDA
11. Does the Borough have design guidelines? Partial guidelines exist in the
Commercial Core District, but these could be improved and expanded.
12. How do you entice businesses to locate in the Borough? There are a number of
things that can be done including creating a physically attractive environment
(streetscaping), develop regulatory and land use standards that attract
businesses, and work to create financial incentives, such as façade grants, tax
credits, low-interest loans, and other tools.
•
Introduction
•
Progress to Date
•
•
•
Existing Conditions
•
Expansion
•
•
•
Environment
•
•
13. Are there any businesses that are not wanted? None were mentioned.
14. Can existing architecture be maintained? See number 11 above. Some design
guidelines can be created. Enforcing the guidelines is outside the power of
zoning unless the design guidelines are required as a condition to approval (i.e
“conditional use approval”).
15. Are there incentives to find tenants for vacant commercial buildings? The
Borough can work with property owners to encourage use of vacant buildings but
renting buildings falls largely to the private sector.
16. Are financing incentives available? The revitalization plan will recommend
incentives. See number 12 above.
•
Next Steps
• Public Meeting 3 Presentation of the Final Plan May 13
• Implementation
Urban Partners
O l i v e r
C a r l e y \
X : \ 0 8 0 7 4 . 0 0
H a t f i e l d
Oliver Carley
Appendix A 51
Appendix A 52
For Immediate Release
May 5, 2009
Contact:
Michael DeFinis, Manager
Hatfield Borough
215-855-0781
May 13, 2009
PUBLIC MEETING 3
SC# 08074.10
Public Meeting for Hatfield Borough Revitalization Plan Recommendations
Hatfield Borough will hold a public meeting on Wednesday, May 13 at 7:30 PM to present draft
recommendations of the Borough Revitalization Plan. The meeting is the third and final public
meeting of the planning process and will be at the Hatfield Volunteer Fire Station, 75 North
Market Street. Recommendations have been developed by a nine-person task force of Borough
residents and businesses owners and by input from a previous public meeting and interviews
with business owners. The Draft Revitalization Plan is available for review on the Borough
website: http://www.hatfieldborough.com/.
AGENDA
Introduction
Plan Elements
•
Expansion
•
•
•
Environment
•
•
•
7.0 Provide incentives to enhance residences
Borough Manager Michael DiFinis said, “Hatfield Borough is making business retention and
expansion one of its top priorities. The Revitalization Task Force has put together a series of
recommendations aimed at making our core commercial area a thriving pedestrian environment
with more stores, restaurants, and businesses. The recommendations call for clearer zoning
requirements, continued improvements to the streetscape, some financial support, and other
support features. The Plan will put more retail businesses in the Borough and give people more
reasons to visit Hatfield.”
The Hatfield Community Revitalization Task Force is being assisted by the Consultant Team of
Simone Collins Landscape Architecture and Urban Partners economic planners. The plan is
funded by the Montgomery County Community Revitalization Program and Hatfield Borough.
Next Steps
• Submission to Community Revitalization Board
• Borough Adoption
• Implementation
###
Urban Partners
O l i v e r
C a r l e y \
X : \ 0 8 0 7 4 . 0 0
H a t f i e l d
Appendix A 53
Appendix A 54
Date
Planning Process
Contact
Business
Address
Public Meeting Number 3
Wednesday, May 13, 2009
Dear Contact:
Simone Collins
The Hatfield Borough Revitalization Task Force is pleased to invite you to a presentation of
DRAFT RECOMMENDATIONS for the Hatfield Borough Revitalization Plan! The
recommendations were guided, in part, by interviews between a number of Borough business
owners and our planning and economic development consulting team. During these interviews
we recorded the needs, concerns, and suggestions of the business community. This plan
addresses these and other comments with recommendations for:
1. Modifications to zoning to encourage business development and expansion;
2. Incentives to encourage adaptive reuse and infill development;
3. Recruitment strategies to bring new businesses to the Borough;
4. Physical improvements that enhance the business environment;
5. Financial incentives to assist business growth;
6. Marketing strategies to promote the Borough as place to locate and build business;
and
7. Incentives to enhance residential buildings.
Urban Partners
Jim Harting
Planning Process
Tues 1/13
Wed 1/28
Wed 2/11
Wed 2/25
Thurs 3/12
Wed 3/25
Wed 4/8
Thurs 4/23
Wed 5/13
We invite you to comment on the specific recommendations presented and make suggestions
for how the Borough can help you improve your business and the quality of life in Hatfield
Borough. The presentation will also describe what programs, strategies, and other actions
Hatfield Borough is planning in coming years, many of which may benefit your business. The
Draft Revitalization Plan is available for review on the Borough website:
http://www.hatfieldborough.com/. The meeting will be held at the:
Task Force Meeting 1 – Kick off
Task Force Meeting 2 - Programming / Information
Gathering
Public Meeting 1 – Goal Setting and Existing
Conditions
Task Force Meeting 3 – Revitalization Concepts
Task Force Meeting 4 – Preview Draft Plan
Task Force Meeting 5 – Finalize recommendations
Public Meeting 2 – Draft Plan and Prioritization
Task Force Meeting 6 – Finalize Plan
Public Meeting 3 - Presentation of the Final Plan
•
•
•
•
•
•
•
•
Micheal DeFinis
Kenneth Farrall
Robert L. Kaler
Fred Leister
Richard Ludwig
Larry Stevens
Glenn Snyder
Hatfield Borough Manager
Borough Council
Borough Mayor
Borough Council & Hatfield Chamber
Hatfield Borough Planning Commission
Recommendations from
February 11 Meeting
• Provide funding for façade improvements via loans
• Create a destination/plaza for people to gather
Improvements to Electric Park
• Provide a small town that Hatfield can model on
• Will the Borough be able to attract businesses in this
market?
• Improve/create design guidelines
• Maintain existing architecture
• Entice businesses to locate in the Borough
• Provide incentives to attract tenants for vacant
commercial buildings
Hatfield Volunteer Fire Station
75 North Market Street
7:30 P.M. on Wednesday, May 13, 2009
Agenda
Renewed interest in historic towns, such as Hatfield Borough, is very exciting and provides a
great opportunity to make a great place even better. We look forward to your participation in
this process. Please feel free to contact the Borough with any questions.
• Introduction
Sincerely,
• Existing
E i ti Conditions
C diti
• Next Steps
Kenneth Farrall
Hatfield Borough Council
Revitalization Task Force Chair
Appendix A 55
Revitalization Vision
Hatfield Borough will build upon its traditional
qualities by providing an attractive balance of
retail, office, industrial, and residential uses that
serve the shopping, living, and recreational needs
of all residents. The Borough envisions a
commercial core that is a pedestrian friendly, tree
lined area where residents and visitors can walk,
shop, and informally gather. Residential
neighborhoods will continue to provide a mix of
housing options, excellent walkability, and safe
connections to the commercial core. Commercial
and industrial businesses will build upon and
continue to provide quality jobs to residents.
Appendix A 56
Existing Conditions
• Attract new commercial businesses
Survey Highlights
• Introduction
• New
N
park/parking
k/ ki llott
• Provide parking to support the village core area
• Existing
E i ti Conditions
C diti
• Enhance the pedestrian environment
• Improve pedestrian connections
¾Challenges/Concerns:
• Promote redevelopment or adaptive reuse
• Increase home ownership and de-conversion of multifamily units
Existing Conditions
Existing Conditions
Businesses in
Borough: Non-Retail
• Socioeconomic Trends (population, income housing,
education)
• Transportation (traffic, parking, pedestrian circulation)
• Community Facilities (parks, open space, safety,
utilities)
Types
•
•
•
•
•
•
Good community model
Successful array of retailers
Density supports foot traffic
Retailers appropriate for community like Hatfield
Desirable scale of development
Contains both historic and newer buildings
Existing Conditions
Existing Conditions
Number
Auto
Hatfield ‘Trade Area’
5
Professional/
Business Services
•
•
•
•
•
•
•
•
•
•
19
Health
7
• Regulatory Controls (zoning)
Industrial
• Business Survey
Government
• Market Analysis
Why Doylestown?
• High number of renters in Borough
• Next Steps
area wholesale businesses
Existing Conditions
¾ Opportunities:
• Assist Borough businesses
Existing Conditions
Retail Market Analysis
Agenda
18
1
Total
Hatfield Borough
Hatfield Township
Lansdale Borough
Souderton Borough
T lf d Borough
Telford
B
h
Montgomery Twp. (portions)
Franconia Twp. (portions)
Towamencin Twp. (portions)
Hilltown Twp. (portions)
50
Existing Conditions
Doylestown ‘Trade Area’
•
•
•
•
•
•
Doylestown Borough
Doylestown Township
New Britain Borough
Buckingham Twp. (portions)
Pl
Plumstead
t d Twp.
T
(portions)
( ti
)
Hatfield Core Area
Existing Conditions
Existing Conditions
Existing Conditions
Retail
Hatfield/Doylestown Retail Comparison
Business Survey Highlights
Types
Hatfield Core Commercial Area Capture Rate
Retail Category
Supportable
Store Space
(SF)
Core Area
Store Space
(SF)
Convenience Stores
67,714
3,000
Number
Bars/Lounges
2
Convenience Stores
2
5
Limited-Service
Restaurants
3
1
Hair Salons
9
1
Total
¾Businesses have been in Hatfield from 5 months to
95 years
p y
ranges
g from 2 to 64,, but
¾Total number of employees
¾31% growing, 46% declining, 23% remaining
constant
23
Retail Category
Hatfield Doylestown
Total Retailers in Core Area
23
99
Total Retail SF in Core Area
~25,000
~117,000
83 635
83,635
47 017
47,017
Population in ‘Trade
Trade Area
Area’
Per Capita Income (2007)
$31,451
$41,940
Total Income (2007)
$2,919,951,136 $2,250,337,208
Retail Sales Supported by Income
$1,271,972,000
$980,279,000
4,019,750
3,137,770
0.62%
3.68%
SF Retail Supported by Income
% of Supportable Retail in Core Area
Limited-Service
Restaurants
Bars and Lounges
Hair Salons
Core Area %
Capture
4.43%
173,825
1,200
0.69%
42,370
3,600
8.50%
17.29%
41,072
7,100
228,146
7,400
4.87%
24,988
2,700
10.81%
25,000
0.62%
Total
Appendix A 57
Appendix A 58
Existing Conditions
Hatfield Core Area Key Retail Targets
Retail Category
Agenda
36,020
19,127
16,893
5 – 6 Restaurants
36,811
1,487
14,997
2,479
13,882
2,479
1,487
2 – 5 Stores
Men's Clothing
Women's Clothing
Children's Clothing
Family Clothing
Clothing Accesories
Shoe Stores
Specialty Food
Jewelry Stores
22,430
1,000
4,326
2,479
2,603
12,023
4 – 5 Stores
Specialty Goods
15,493
3,718
1,239
1,487
1,859
992
2,479
1,239
1,239
1,239
3 – 5 Stores
Dining
Apparel
Antique Stores
Sewing, Needlework
Music Stores
Book Stores
Art Dealers
Tobacco Stores
• Introduction
2.3 Encourage the Borough’s wholesale and light
industrial businesses to open retail storefronts in the
commercial core.
2.1 Hire Part-time Director
of Revitalization
2.2 Encourage reuse of:
– 8 Market Street
– 114 E. Broad Street
(Laundry Site)
– 464 S. Main Street
(Funeral Home )
– Main Hotel (S. Main
Street)
• Existing
E i ti Conditions
C diti
• Next Steps
1.0 Modify Zoning Regulations to Encourage Development
and Expansion
Borough
–
–
–
–
1 1 Modif
1.1
Modify Zoning
District boundaries
7.0 Provide Incentives to Enhance Residences
Dining
Apparel
Community Serving goods
Specialty goods
3.2 Match market opportunities
with available properties;
identify individual or groups of
properties that are suited to
assemblage and reuse.
5.0 Establish Financial Incentives to Assist Business
Growth
1.2 – 1.4 Revise Commercial Core, Commercial, and R-3
District to:
• Remove incompatible uses
• Enhance Design
St d d
Standards
• Modify Bulk and Area
Standards
• Provide mixed-uses
1.3 Encourage shared driveways and cross-access
easements.
3.3 Work with realtors and others to recruit new
businesses.
3.4 Solicit developers and property owners that can help
attract business types necessary to complete the desired
mix.
3.5 Address the needs of existing businesses and identify
opportunities to assist with their expansion.
4.0 Make Physical
Improvements
that Enhance
the Business
Environment
4.1 Develop master
site plan for
Electric Park
Appendix A 59
Borough
3.1 Pursue new business niche
opportunities identified in the
market analysis.
4.0 Make Physical Improvements that Enhance the
Business Environment
2.4 Acquire appropriate land
1.0 Modify Zoning
Regulations to
Encourage
Development
and Expansion
2.0 Promote Infill and
Reuse Opportunities
Store Space (SF)
4.0 Make Physical
Improvements
that Enhance
the Business
Environment
4 2 Continue
4.2
Streetscape
Improvements to
the commercial
area
Phase E
Phase B
Phase D
Phase A
Gateway
Gateway
Phase C
Appendix A 60
4.0 Make Physical Improvements that Enhance
the Business Environment
5.0 Establish Financial Incentives to Assist
Business Growth
4.5 Establish Lincoln Avenue as a pedestrian friendly
“complete street.”
5.1 Promote the Façade Improvements grants program.
5.2 Investigate loan programs for existing business
expansion and development.
5.3 Consider the various state funding sources/programs
for business district improvement:
–
–
–
–
–
–
–
–
Next Steps
Thank you
• Make changes based on comments received
tonight
Questions?
• Submit the plan to the Montgomery County
Community Revitalization Board
• Adopt the Plan
• Implement
• Zoning changes
• Apply for funding
Peter Simone
Oliver Carley
• Investigate hiring Director of Revitalization
LivingStreet.com
6.1 Promote Borough’s assets as incentives for
prospective businesses:
–
–
–
–
Comments
Comments
6.3 Coordinate marketing with other regional agencies
(Greater Philadelphia, Southeastern PA,
Montgomery County, etc.).
Business-friendly
government
yg
6.4
6 4 Promote Borough
Borough’s
s strategic location on the
Liberty Bell Trail.
6.2 Encourage full business participation in the Hatfield
Chamber of Commerce.
6.5 Promote/enhance existing events and consider
additional events for the commercial core.
6.6 Develop Arts Theme
7.0 Provide Incentives to Enhance Residences
Implementation
Comments
7.1 Incentivize
deconversions
7.2 Provide homeowner
improvements grants
Appendix A 61
Appendix A 62
Appendix B
Hatfield Borough Revitalization Plan – Hatfield, PA
Business Survey
Business Name
Address
Nature of Business
Contact
Date
Phone
1. How long have you operated a business in Hatfield?
_______ Years
x
Are you a member of any business associations?
Yes
No
2. Why are you located in the Borough?
3. How many employees do you have?
Full-time_______
Part-time_______
4. Who are your clients/customers?
x
Do they come to this location for business purposes?
5. What have been your sales trends over the past year?
Keeping with inflation
x
Declining
Growing
If growing or declining, to what do you attribute this change?
6. Within the next 24 months, what do you plan to do?
Expand
Appendix A 63
x
Stay about the same
Downsize or close business
Other
If planning any changes, why?
7. Do you own or lease your space?
Own
Lease
Appendix B - 1
8. Have there been any recent changes in the area that are beneficial to your business?
Hatfield Borough Revitalization Plan – Hatfield, PA
Retailer Survey
9. Are there any issues in the surrounding area that have a negative impact on your business?
x
Are they being addressed by the business association?
10. Is parking an issue for your business?
x
x
x
Yes
Business Name
Address
Nature of Business
Contact
Date
Phone
1.
_______ Years
How long have you operated a business in Hatfield?
x
x
x
x
x
No
What are your parking needs?
Where do your clients park?
Where do your employees park?
Is your business part of a chain?
Yes
Do you have any other stores?
Yes
If so, how many? ___
Where are they located?
Are you a member of any business associations?
No
No
Yes
No
2. How many employees do you have?
11. What types of activities do you think would help improve your business?
______Physical improvements to neighborhood streets (lighting, trashcans, improved sidewalks)
______Improved maintenance/cleanliness
______Coordinated promotional activities by businesses
______More parking
______Accessibility to financing for your business
______Addition of businesses that would complement the services or products you supply
Which would you suggest?
Full-time_______
Part-time_______
3. What are your hours of business?
Sunday
Monday
Tuesday
Wednesday
Thursday
Friday
Saturday
Other recommendations:
4. What are your busiest times of operation?
5. Where do your customers come from?
______%
______%
______%
______%
______%
Surrounding 5 blocks (1/2 mile radius)
Adjacent municipalities
Other Montgomery/Bucks County communities
Philadelphia
Southeastern PA
6. Are there any unique characteristics of your customers?
x
When finished with survey, please mail to:
Chris Lankenau
Urban Partners
829 Spruce Street, Suite 204
What are the age/gender characteristics?
7. What form of transportation do your customers use?
Or, fax survey to: (215) 829-1908
Public Transportation______%
Walk______%
Bike_____
Appendix B - 2
Appendix B - 3
Appendix C
8. What have been your sales trends over the past year?
Keeping with inflation
x
Declining
Growing
If growing or declining, to what do you attribute this change?
9. Within the next 24 months, what do you plan to do?
Expand
x
Stay about the same
Downsize or close business
Other
If planning any changes, why?
10. Do you own or lease your retail space?
Own
Lease
11. Have there been any recent changes in the area that are beneficial to your business?
12. Are there any issues in the surrounding area that have a negative impact on your business?
x
Are they being addressed?
13. Is parking an issue for your business?
x
x
x
Is it adequate for your customers?
Where do your customers park?
Where do your employees park?
Yes
No
Yes
No
14. What types of activities do you think would help improve your business?
Physical improvements to neighborhood streets (lighting, trashcans, improved sidewalks)
______Improved maintenance/cleanliness
______Coordinated promotional activities by businesses
______More parking
______Accessibility to financing for your business
______Addition of businesses that would complement the services or products you supply
Which would you suggest?
Other recommendations:
When finished with survey, please mail to:
Chris Lankenau
Urban Partners
829 Spruce Street, Suite 204
Car______%
Or, fax survey to: (215) 829-1908
Appendix B - 4
Total Business Inventory - Hatfield Borough
Business Name
Didden's Greenhouse
Lansdale Amusement
Franconia Auto Repair
Rubilla's
Milko's
Joe Vesci Auto Body
APR Auto
Hattricks
Main Hotel
Hatfield Business Center
KCBA Architects
Ludwig Engineering
St. Moritz Security
Schlosser & Clauss Engineers, Inc.
Fran Taylor Plumbing & Heating
W. William Freed, CPA
Allstate - Bill Lee Agency
Potter Contracting
Crystal Rose Catering
Best of Times Limousine Service, Inc.
7-Eleven
Deshi Grocery & Convenience
PNC Bank
Ron Gross Insurance
Seibert Insurance
Creative Ballet & Gymnastics
Doyle's Restaurant
Habaneros' Mexican Restaurant
Mi Tierra Spanish Restaurant
Sushi House
A Cut Ahead
Bonnie's Beauty Boutique
Dale's Barber Shop
Dapper Dan's
Salon Shabella
Shear Delight
Body Complete
Tranquility Life Spa & Hair Design
Cindy Ngoc Hair Salon
Donald Gehman, D.C.
Dr. Larry Snyder, D.D.S
Dr. Stephen Gazdick
Dr. Marc Jaffe
Dr. Sesito and Seavy Internal Medicine
Bishop Equipment Mfr. Co.
Brooks Instruments
Cables Plus Connectors Plus
Data-Flo
Schlosser Steel Buildings
Handcraft Designs
Information Conservation, Inc.
Kenco Hydraulics
The H F Group
Micrographics
Number
57
127
23
225
444
130A
68
64
408
549
8
107
49
21
33
21
21
66
56
234
304
129
350
108
122
13
43
42
317
36
102
5
14
77
111
37
549
121
220
39
43
461
103
115
63
407
63
104
153
63
63
63
63
63
Dir.
W
S
S
S
N
E
S
S
E
E
E
E
E
E
E
W
W
E
S
E
N
E
S
E
E
E
E
E
E
N
S
S
W
N
N
S
S
E
E
W
E
E
E
E
E
E
E
Street
Vine Street
Union Street
Main Street
Main Street
Main Street
Chestnut Street
Maple Avenue
Lincoln Avenue
Main Street
Main Street
Broad Street
Broad Street
Broad Street
Lincoln Avenue, Suite 200
Dawson Street
Market Street
Broad Street
Broad Street
Union Street
Main Street
Broad Street
Broad Street
Main Street
Broad Street
Market Street
Lincoln Avenue
Main Street
Lincoln Avenue
Broad Street
Broad Street
Broad Street
Lincoln Avenue
Broad Street
Market Street
Main Street
Main Street
Broad Street
Market Street
Market Street
Main Street
Main Street
Broad Street
Broad Street
Vine Street
Broad Street
Vine Street
Penn Avenue
Broad Street
Broad Street
Broad Street
Broad Street
Broad Street
Type of Business
Agri
Amusement
Auto
Auto
Auto
Auto
Auto
Bars and Lounges
Bars and Lounges
Business Services
Business Services
Business Services
Business Services
Business Services
Business Services
Business Services
Business Services
Business Services
Catering
Contractor
Convenience
Convenience
Financial Services
Financial Services
Financial Services
Fitness
Hair Salons
Hair Salons
Hair Salons
Hair Salons
Hair Salons
Hair Salons
Hair Salons
Hair Salons
Hair Salons
Health Care Providers
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Total Business Inventory - Hatfield Borough
Business Name
Old Foundary
OSCO Motors
Ross Industries
Somar Chemical & Supplies
Surco, Inc.
Woodway Manufacturing
Worldwide Stereo
D E Walker Heating & Air Conditioning
New Yorker Boiler
U.S. Post Office
Hatfield Cleaners
Hatfield Laundromat
V & V Nail Salon
Village Laundromat
Trolley Stop Deli
Casey's Saloon and Eatery
Mom's Water Ice
Santucci Square Pizza
Vintage Cosmo
Hatfield Auto Museum
Good News International Mission
The Woodburners
Paradise Manor
Pretty Paws
Help-U-Sell Real Estate
NP Industrial Center
Suburban Realty Group
Hatfield Depot Self Storage
Stolzfus Signs
R&R
Number
241
245
63
63
271
104
63
21
45
110
220
129
114
76
210
317
139
68
41
549
11
206
210
549
41
549
549
144
234
Dir.
E
E
E
E
W
E
E
E
E
N
E
W
E
E
S
S
N
E
S
N
E
W
S
N
S
S
W
Street
Union Street
Union Street
Broad Street
Broad Street
Broad Street
Vine Street
Vine Street
Broad Street
Main Street
Broad Street
Broad Street
Main Street
Broad Street
Broad Street
Main Street
Main Street
Main Street
Maple Avenue
Lincoln Avenue
Main Street
Market Street
Lincoln Avenue
Broad Street
Main Street
Market Street
Main Street
Main Street
Union Street
Broad Street
Not sure if business is still there
Destroyed by fire; may be rebuilt
Type of Business
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Institutional
Motorcycle Parts
Museum
Non-Profit
Personal Care Facility
Pet Grooming
Realtor
Realtor
Realtor
Self Storage
Signs